900 S Century Dr S #101 · Ogden, UT 84404

$65,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 188 Days on market

Built 1980 435 sqft lot $795/mo HOA · 43% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Price to sell. Seller financing, Lease option. Come and check this beautiful, charming 3-bedroom, 2-bathroom mobile home features fresh paint, a covered carport, and two sheds in the backyard. Enjoy the comfort of a NEW air conditioning system, NEW water heater, NEW counter tops, NEW stove a cozy fireplace, and ample living space with a formal dining room, living room, family room, and spacious backyard. A must-see property, easy to show!

Key facts

• Formal dining room
• Spacious backyard
• Covered carport

Tags

• COVERED CARPORT
• NEW AIR CONDITIONING SYSTEM
• FORMAL DINING ROOM
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Subdivision: WILLOW CREEK ESTATES
• HOA & community: Homeowners association (Nellie); Monthly association fee of $795; Association covers sewer, trash and water; Community amenities include management, pet policy allowing pets, picnic area, playground, snow removal

Exterior

• Parking: Three covered parking spaces (open)
• Utilities: Natural gas connected; Sewer connected; Water connected (culinary)
• Home design: Mobile home style; Single-level living; Faces south; Residential use
• Construction: Built/standing condition; Effective year built 2025; Asphalt and clapboard/Masonite siding; Asphalt roof
• Exterior features: Covered deck; Covered patio; Curb and gutter; Full yard fencing; Partial automatic sprinkler system; Gradual slope terrain; Mountain view; Fruit trees and mature landscaping

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the 1st floor
• Flooring: Laminate
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating; Gas stove heating option; Wood heating available; Central air conditioning
• Interior features: Walk-in closet; Updated kitchen; Gas range (free standing); Blinds on windows
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heritage School (math 21% / reading 25%, grade F, #501 of 585 statewide, top 86%, 638 students, 100% FRL); Highland Junior High (math 12% / reading 18%, grade F, #135 of 138 statewide, top 98%, 715 students, 0% FRL); Ben Lomond High (math 11% / reading 28%, grade F, #158 of 171 statewide, top 94%, 1,169 students, 44% FRL) — zoned schools average 48% FRL vs 75% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 611 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,630 units permitted in Weber County in 2024 (521 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Weber County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $34k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.81% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $1,566
• Equity at exit: $9,692

10-year hold

• IRR: 11.0%
• Equity multiple: 1.82×
• Total profit: $14,993
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84404

• Rents YoY: 2.3%
• Active inventory: 611
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$795
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $201

Break-even live

Break-even rent $1,575

Max offer price $65,000

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1075 Century Dr Ogden, UT	2.0	1.0–2.0	731	$1,599	$2.19	23d	1	0.13mi
1090 West Ogden, UT	3.0	2.5	1655	$1,760	$1.06	14d	2	0.17mi
801 Century Dr Ogden, UT	2.0	2.5	1357	$1,800	$1.33	23d	1	0.20mi
407 W 12th St Ogden, UT	2.0	1.0–2.0	694	$1,650	$2.38	23d	1	0.27mi
231 W 12th St Ogden, UT	1.0–2.0	1.0–2.0	813	$1,544	$1.90	14d	14	0.42mi
561 S 375 W Ogden, UT	4.0	2.0	1112	$2,200	$1.98	14d	1	0.43mi
1658 Gibson Ave Ogden, UT	2.0	2.0	1057	$1,800	$1.70	21d	1	0.74mi
117 4th St S Unit 119 Ogden, UT	3.0	2.5	1500	$1,899	$1.27	23d	1	0.80mi
1690 S 250 W Ogden, UT	1.0–3.0	1.0–2.5	1145	$2,314	$2.02	23d	14	0.81mi
348 8th St Ogden, UT	2.0	1.0	1037	$1,695	$1.63	23d	1	0.89mi
324 14th St Ogden, UT	2.0	2.0	936	$1,495	$1.60	23d	1	0.94mi
1324 Washington Blvd Ogden, UT	2.0	1.0	1152	$1,200	$1.04	23d	1	1.04mi
260 West Ogden, UT	1.0–3.0	1.0–2.0	970	$1,880	$1.94	23d	1	1.14mi
552 10th St Unit Upstairs Ogden, UT	4.0	2.0	1850	$2,350	$1.27	14d	1	1.19mi
462 Canyon Rd Ogden, UT	2.0	1.0	900	$930	$1.03	23d	1	1.24mi
455 2nd St Ogden, UT	1.0–2.0	1.0–2.0	838	$1,499	$1.79	14d	5	1.28mi
643 12th St Ogden, UT	3.0	2.5	1385	$1,935	$1.40	23d	1	1.33mi
615 15th St Ogden, UT	2.0	1.0	1097	$1,000	$0.91	23d	1	1.39mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	14d	15	1.44mi
662 4th St Ogden, UT	3.0	1.0	1382	$1,950	$1.41	23d	1	1.44mi
525 Park Blvd Ogden, UT	1.0–2.0	1.0	912	$1,149	$1.26	14d	6	1.45mi

HOA detail

• Monthly dues: $795 · $9,540/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-10
   days on market $65,000 Active 188 DOM
2. 2026-06-09
   days on market $65,000 Active 187 DOM
3. 2026-06-08
   days on market $65,000 Active 186 DOM
4. 2026-06-07
   days on market $65,000 Active 185 DOM
5. 2026-06-05
   days on market $65,000 Active 182 DOM
6. 2026-06-03
   days on market $65,000 Active 181 DOM
7. 2026-06-02
   pricedays on market $65,000 Active 180 DOM
8. 2026-06-01
   days on market $69,500 Active 179 DOM
9. 2026-05-31
   days on market $69,500 Active 178 DOM
10. 2026-05-31
    days on market $69,500 Active 177 DOM
11. 2026-05-19
    price $69,500
12. 2026-05-08
    status Active
13. 2026-05-04
    historical Backup
14. 2026-04-21
    status Active
15. 2026-04-21
    price $84,700
16. 2026-04-15
    historical
17. 2026-02-13
    status Active
18. 2026-02-05
    historical
19. 2026-01-29
    price $84,900
20. 2025-11-21
    listed $99,000 Active
21. 2018-04-14
    historical
22. 2018-01-10
    price $50,000
23. 2017-11-08
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,954
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$9,540
• − Depreciation: −$1,891
• Taxable income: $2,069
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $1,917/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety A User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 66,587
• Household income: $85,057
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1201.0

Population outlook (Weber County) Hauer SSP2

• Today (2025): 274,329 people
• By 2030: 288,577 · +5.2%
• By 2040: 314,848 · +14.8%
• By 2050: 338,710 · +23.5%
• By 2075: 384,412 · +40.1%
• By 2100: 409,305 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Weber

• 2024 margin: Strong R (+23.5) · D 36.8% · R 60.3% · Other 2.9%
• 2008→2024 swing: +4.1pp toward D · 2008: -27.6pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+22.7 2016: R+20.0 2012: R+46.0 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -317.85%
• Current HPI: 323.2499
• Rent YoY: ▲ 2.33%
• Metro: Ogden-Clearfield, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

+26.4% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $69,500 WFRMLS
• 2026-05-08 Relisted — WFRMLS
• 2026-05-04 Contingent — WFRMLS
• 2026-04-21 Relisted — WFRMLS
• 2026-04-21 Price Changed $84,700 WFRMLS
• 2026-04-15 Listing Removed — WFRMLS
• 2026-02-13 Relisted — WFRMLS
• 2026-02-05 Listing Removed — WFRMLS
• 2026-01-29 Price Changed $84,900 WFRMLS
• 2025-11-21 Listed $99,000 WFRMLS
• 2018-04-14 Listing Removed — WFRMLS
• 2018-01-10 Price Changed $50,000 WFRMLS
• 2017-11-08 Listed $55,000 WFRMLS