935 3000 #56 · Layton, UT 84040

$29,900

2 bd · 1.0 ba · 924 sqft · Manufactured · 142 Days on market

Built 1984 435 sqft lot $928/mo HOA · 52% of rent ↓ 25% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable living in a desirable East Layton location! This inviting 2-bedroom, 1-bath mobile home offers both comfort and convenience, just minutes from Hill Air Force Base, Salt Lake City, nearby resorts, shopping, and freeway access. Community amenities include a reservable clubhouse, multiple playgrounds, a spacious open parking area, and a pool only steps away. A great opportunity for easy living in a well-kept neighborhood!

Key facts

• East layton location
• Community amenities
• Reservable clubhouse

Tags

• EAST LAYTON LOCATION
• HILL AIR FORCE BASE
• COMMUNITY AMENITIES
• RESERVABLE CLUBHOUSE
• MULTIPLE PLAYGROUNDS
• SPACIOUS OPEN PARKING AREA

Property features AI

Finance

• Other: Lot is approximately 0.01 acres with full landscaping; Topography: flat, partially fenced, private
• HOA & community: Homeowners association with monthly fee; Monthly association fee of $928; Association fee includes trash; Community amenities: clubhouse, pool, playground, picnic area, snow removal; pets permitted

Exterior

• Parking: Total of 3 parking spaces; One covered/carport space; Two uncovered/open parking spaces; Covered parking available
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home style; Single-level living; Faces north; Built/standing condition
• Construction: Asphalt construction materials; Asphalt roof; Built/standing
• Exterior features: Partially fenced, private yard; Porch: open; Bay box windows; In-ground private pool

Interior

• Kitchen: Gas range; Free-standing range/oven
• Bedrooms: Two main-level bedrooms; Primary bedroom on first floor
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central gas heating
• Interior features: Great room; Vaulted ceilings; Open porch; Bay box windows; Range: gas; Free-standing range/oven
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#11 in UT, #457 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Davis District (suburban): math 43% / reading 47% proficiency, ranked #28 of 80 in UT (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Mountain View School (math 50% / reading 50%, grade D+, #161 of 585 statewide, top 29%, 781 students, 21% FRL); North Layton Jr High (math 39% / reading 40%, grade F, #75 of 138 statewide, top 56%, 1,009 students, 30% FRL); Northridge High (math 24% / reading 43%, grade F, #106 of 171 statewide, top 62%, 1,954 students, 23% FRL).
• Market conditions: 182 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).
• This rent is only 17% of the median local income ($128k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Davis County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 5.97% ✓
• Cap rate: 17.32%
• Cash-on-cash: 39.37%
• DSCR: 2.75
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.7%
• Equity multiple: 2.58×
• Total profit: $13,246
• Equity at exit: $4,458

10-year hold

• IRR: 43.8%
• Equity multiple: 5.36×
• Total profit: $36,486
• Equity at exit: $2,585

Cash invested: $8,372 (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 84040

• Active inventory: 182
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$928
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $275

Break-even live

Break-even rent $1,436

Max offer price $29,900

Occupancy floor 80%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1375 East Layton, UT	1.0–3.0	1.0–2.5	1212	$1,862	$1.54	14d	14	0.47mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,512	$1.57	14d	6	0.48mi
2525 N Hill Field Rd Unit 108 Layton, UT	1.0	1.0	552	$1,256	$2.28	23d	1	1.43mi
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	23d	1	1.43mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	14d	45	1.46mi

HOA detail

• Monthly dues: $928 · $11,136/yr
• Likely covers: landscapingpool

Listing history 13 events

1. 2026-06-05
   days on market $29,900 Active 142 DOM
2. 2026-06-03
   days on market $29,900 Active 141 DOM
3. 2026-06-02
   days on market $29,900 Active 140 DOM
4. 2026-06-01
   days on market $29,900 Active 139 DOM
5. 2026-05-31
   days on market $29,900 Active 138 DOM
6. 2026-05-31
   days on market $29,900 Active 137 DOM
7. 2026-01-29
   price $29,900
8. 2026-01-13
   listed $35,000 Active
9. 2025-12-03
   historical
10. 2025-11-19
    price $35,000
11. 2025-09-10
    status Active
12. 2025-08-12
    historical
13. 2025-06-13
    listed $39,900 Active

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,407
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$11,136
• − Depreciation: −$870
• Taxable income: $3,703
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $2,407/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: Davis District
• NCES district ID: 4900210
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $70,511
• Composite: 40.59/100
• National rank: #3698
• State rank: #28 of 80 in UT

Livability — Layton

• Score: 86/100
• State rank: #11
• US rank: #457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Layton, UT
• County: Davis County · 341,755 people
• City population: 83,689
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 28,509
• Household income: $128,365
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 137.0

Population outlook (Davis County) Hauer SSP2

• Today (2025): 399,271 people
• By 2030: 430,528 · +7.8%
• By 2040: 493,485 · +23.6%
• By 2050: 555,187 · +39.1%
• By 2075: 688,589 · +72.5%
• By 2100: 769,646 · +92.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Slovak 5% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Davis

• 2024 margin: Strong R (+24.9) · D 36.0% · R 60.8% · Other 3.2%
• 2008→2024 swing: +17.4pp toward D · 2008: -42.3pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+27.5 2016: R+23.3 2012: R+61.8 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -328.02%
• Current HPI: 295.6671
• Rent YoY: —
• 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

-25.1% since first listed

7 events — show timeline

• 2026-01-29 Price Changed $29,900 WFRMLS
• 2026-01-13 Listed $35,000 WFRMLS
• 2025-12-03 Listing Removed — WFRMLS
• 2025-11-19 Price Changed $35,000 WFRMLS
• 2025-09-10 Relisted — WFRMLS
• 2025-08-12 Listing Removed — WFRMLS
• 2025-06-13 Listed $39,900 WFRMLS