2500 N Fort Ln #212 · Layton, UT 84041

$68,500

3 bd · 1.0 ba · 972 sqft · Manufactured · 129 Days on market

Built 1995 $1050/mo HOA · 56% of rent

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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).

• 1% rule +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This affordable 3-bedroom, 1-bath home is move-in ready and conveniently located near Hill AFB, shopping, schools, and parks in the well-maintained Lakeview Estates Community. Situated on a prime lot, the home offers a spacious layout with a large main bedroom, great storage, and a functional kitchen with plenty of cabinet and counter space. Enjoy a fully fenced backyard perfect for pets, plus a storage shed for added convenience. Recent updates include newly installed central air and an updated heater. Community amenities include a playground, basketball court, soccer field, BBQ area, clubhouse, guest parking, and snow removal. The park also participates in Layton's Crime-Free Housing Prog

Key facts

• Storage shed
• Basketball court
• Central air

Tags

• FULLY FENCED BACKYARD
• STORAGE SHED
• CENTRAL AIR
• UPDATED HEATER
• PLAYGROUND
• BASKETBALL COURT

Property features AI

Finance

• Other: Property has a view
• HOA & community: Part of Lakeview Estates HOA; Monthly HOA fee of $1,050; HOA covers trash and water; Community clubhouse and playground; Pets permitted; Snow removal provided

Exterior

• Parking: Uncovered open parking; Two total parking spaces (two open spaces)
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Rambler/Ranch style; Single-family residence; Built and currently standing
• Construction: Clapboard/Masonite exterior; Asphalt roof
• Exterior features: Covered deck; Covered patio; Full yard fencing; Auto-full sprinkler system; Curb and gutter; Paved road access; Mountain view; Landscaped with mature trees

Interior

• Kitchen: Gas oven/range (built-in); Microwave; Refrigerator; Garbage disposal
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating (central); Central air; Evaporative cooling
• Interior features: Fire alarm; Garbage disposal; Built-in gas range/oven; Blinds and drapes (full-length); Microwave; Refrigerator; 8 total rooms; Slab foundation
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $-54 ($-649/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (11.4% below list).
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $60k (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: Lincoln School (math 13% / reading 16%, grade F, #559 of 585 statewide, top 96%, 703 students, 42% 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).
• Zoned-school proficiency averages 29% at this address vs 45% district-wide (-16 pts) — the specific schools serving this property underperform the Davis District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 347 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $474 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,280 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.72% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.11×
• Total profit: $-16,998
• Equity at exit: $10,214

10-year hold

• IRR: -64.3%
• Equity multiple: -0.51×
• Total profit: $-28,905
• Equity at exit: $5,923

Cash invested: $19,180 (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 84041

• Rents YoY: 1.3%
• Active inventory: 347
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$359
• Tax est. 1.5%: −$86 /mo · $1,028/yr
• Insurance: −$29
• HOA: −$1,050
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-54

Break-even live

Break-even rent $1,928

Max offer price $60,679

Occupancy floor 98%

Sensitivity live

Price	-10% $-7	-5% $-30	+0% $-54	+5% $-78	+10% $-101
Rent	-10% $-201	-5% $-128	+0% $-54	+5% $19	+10% $93
Rate	-1.0pp $-20	-0.5pp $-37	base $-54	+0.5pp $-72	+1.0pp $-90

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	25d	1	0.53mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	16d	45	0.72mi
1656 N 400 W Layton, UT	1.0–2.0	1.0–1.5	848	$1,584	$1.87	16d	10	1.00mi
1814 N 700 W Layton, UT	1.0–2.0	1.0–2.0	838	$1,734	$2.07	16d	10	1.07mi
540 W 1425 N Layton, UT	1.0–2.0	1.0–2.0	600	$1,475	$2.46	15d	8	1.29mi
1375 East Layton, UT	1.0–3.0	1.0–2.5	1212	$2,375	$1.96	16d	14	1.30mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,699	$1.77	16d	6	1.34mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	15d	32	1.41mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	16d	20	1.42mi

HOA detail

• Monthly dues: $1,050 · $12,600/yr
• Likely covers: snow removal

Listing history 27 events

1. 2026-06-21
   days on market $68,500 Active 129 DOM
2. 2026-06-18
   days on market $68,500 Active 126 DOM
3. 2026-06-17
   days on market $68,500 Active 125 DOM
4. 2026-06-16
   days on market $68,500 Active 124 DOM
5. 2026-06-15
   days on market $68,500 Active 123 DOM
6. 2026-06-14
   days on market $68,500 Active 121 DOM
7. 2026-06-13
   days on market $68,500 Active 120 DOM
8. 2026-06-10
   days on market $68,500 Active 118 DOM
9. 2026-06-09
   days on market $68,500 Active 117 DOM
10. 2026-06-08
    days on market $68,500 Active 116 DOM
11. 2026-06-07
    days on market $68,500 Active 115 DOM
12. 2026-06-05
    days on market $68,500 Active 112 DOM
13. 2026-06-03
    days on market $68,500 Active 111 DOM
14. 2026-06-02
    pricedays on market $68,500 Active 110 DOM
15. 2026-06-01
    days on market $74,000 Active 109 DOM
16. 2026-05-31
    days on market $74,000 Active 108 DOM
17. 2026-05-31
    days on market $74,000 Active 107 DOM
18. 2026-03-10
    price $74,000
19. 2026-02-13
    listed $88,000 Active
20. 2023-04-25
    historical
21. 2023-03-07
    price $82,900
22. 2023-02-22
    price $83,000
23. 2022-12-13
    price $84,000
24. 2022-10-30
    price $86,000
25. 2022-10-24
    listed $82,000 Active
26. 1998-06-12
    historical
27. 1997-12-12
    listed $39,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 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: $22,319
• − Mortgage interest: −$3,837
• − Property taxes: −$1,028
• − Insurance: −$342
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − HOA: −$12,600
• − Depreciation: −$1,993
• Taxable loss: −$1,052
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $-396/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): 55,180
• Household income: $89,604
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1058.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 10% Asian 2% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% Tagalog/Filipino 1% Other Indo-European 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: ▼ -173.00%
• Current HPI: 307.2627
• Rent YoY: ▲ 1.30%
• 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

+85.5% since first listed

10 events — show timeline

• 2026-03-10 Price Changed $74,000 WFRMLS
• 2026-02-13 Listed $88,000 WFRMLS
• 2023-04-25 Listing Removed — WFRMLS
• 2023-03-07 Price Changed $82,900 WFRMLS
• 2023-02-22 Price Changed $83,000 WFRMLS
• 2022-12-13 Price Changed $84,000 WFRMLS
• 2022-10-30 Price Changed $86,000 WFRMLS
• 2022-10-24 Listed $82,000 WFRMLS
• 1998-06-12 Listing Removed — WFRMLS
• 1997-12-12 Listed $39,900 WFRMLS