58 1910 3920 S · Roy, UT 84067

$109,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 253 Days on market

Built 1974 435 sqft lot $701/mo HOA · 34% of rent ↓ 25% since listing

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Why this score? — see what drove the C 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 +21.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this beautifully updated mobile home in the sought-after Northcrest community of Roy, UT. The Master Bedroom shines with complete renovations including new flooring, false ceilings, and upgraded vents. A brand-new fourth room adds flexible space for an office, guest room, or playroom, seamlessly integrated into the home. The kitchen has been fully upgraded with sleek new cabinets, a gas stove, and durable ceramic flooring, making it both stylish and practical for everyday living! Significant investments have been made in essential systems, including a $11,000 new roof, brand-new central air, and $12,000 in several upgrades including the ventilation system for both the Master and

Key facts

• Updated mobile home
• Complete renovations
• New cabinets

Tags

• UPDATED MOBILE HOME
• COMPLETE RENOVATIONS
• BRAND-NEW FOURTH ROOM
• FULLY UPGRADED KITCHEN
• NEW CABINETS
• GAS STOVE

Property features AI

Finance

• HOA & community: Monthly association fee of $701

Exterior

• Home design: Mobile home; Built and currently standing
• Construction: Mobile construction
• Exterior features: Covered patio; Private lot; Fruit trees; Vegetable garden

Interior

• Kitchen: Microwave; Refrigerator; Gas range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Updated kitchen; Gas range
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#32 in UT, #1,449 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities F.
• Weber District (suburban): math 36% / reading 35% proficiency, ranked #56 of 80 in UT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Park School (math 32% / reading 32%, grade F, #419 of 585 statewide, top 72%, 467 students, 50% FRL); Sand Ridge Jr High (math 26% / reading 26%, grade F, #119 of 138 statewide, top 87%, 857 students, 40% FRL); Roy High (math 15% / reading 39%, grade F, #131 of 171 statewide, top 79%, 1,834 students, 28% FRL).
• Market conditions: Rents soft (-0.5%/yr); 203 active listings in the ZIP; 12 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 $754 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $36k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.87% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.57×
• Total profit: $-13,035
• Equity at exit: $16,252

10-year hold

• IRR: -15.0%
• Equity multiple: 0.36×
• Total profit: $-19,536
• Equity at exit: $9,424

Cash invested: $30,520 (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 84067

• Rents YoY: -0.5%
• Active inventory: 203
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$701
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $159

Break-even live

Break-even rent $1,841

Max offer price $109,000

Occupancy floor 87%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$2,162	$1.95	14d	11	0.74mi
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,599	$1.71	14d	22	0.79mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,750	$1.75	14d	3	0.87mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,800	$1.84	23d	5	0.92mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,635	$1.52	14d	11	1.00mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,772	$1.82	14d	15	1.00mi
4389 S Locomotive DR Roy, UT	2.0–4.0	2.5–3.5	1651	$2,750	$1.67	14d	48	1.15mi
2914 W 3885 S West Haven, UT	3.0	2.5	1440	$2,395	$1.66	23d	1	1.25mi
4372 S 1000 W Unit A Riverdale, UT	3.0	1.5	1375	$1,725	$1.25	23d	1	1.30mi
918 W 4350 S Ogden, UT	4.0	1.5	1800	$2,350	$1.31	23d	1	1.38mi
832 W 4200 S Ogden, UT	5.0	2.0	1850	$2,245	$1.21	23d	1	1.43mi
735 3900 S Unit 1 Riverdale, UT	3.0	1.0	975	$1,150	$1.18	23d	1	1.48mi

HOA detail

• Monthly dues: $701 · $8,412/yr
• Likely covers: gas

Listing history 23 events

1. 2026-06-18
   days on market $109,000 Active 253 DOM
2. 2026-06-17
   days on market $109,000 Active 252 DOM
3. 2026-06-16
   days on market $109,000 Active 251 DOM
4. 2026-06-15
   days on market $109,000 Active 250 DOM
5. 2026-06-14
   days on market $109,000 Active 248 DOM
6. 2026-06-10
   days on market $109,000 Active 245 DOM
7. 2026-06-09
   days on market $109,000 Active 244 DOM
8. 2026-06-08
   days on market $109,000 Active 243 DOM
9. 2026-06-07
   days on market $109,000 Active 242 DOM
10. 2026-06-05
    days on market $109,000 Active 239 DOM
11. 2026-06-03
    days on market $109,000 Active 238 DOM
12. 2026-06-02
    days on market $109,000 Active 237 DOM
13. 2026-06-01
    days on market $109,000 Active 236 DOM
14. 2026-05-31
    days on market $109,000 Active 235 DOM
15. 2026-05-31
    days on market $109,000 Active 234 DOM
16. 2026-05-18
    price $109,000
17. 2026-04-08
    status Active
18. 2026-03-26
    historical
19. 2026-01-08
    price $110,000
20. 2025-11-29
    price $140,000
21. 2025-10-22
    status Active
22. 2025-10-21
    historical
23. 2025-09-26
    listed $145,000 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: $24,512
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$8,412
• − Depreciation: −$3,171
• Taxable income: $721
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $1,740/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: Weber District
• NCES district ID: 4901200
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $65,750
• Composite: 32.28/100
• National rank: #5757
• State rank: #56 of 80 in UT

Livability — Roy

• Score: 81/100
• State rank: #32
• US rank: #1449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roy, UT
• County: Weber County · 260,557 people
• City population: 38,794
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 38,794
• Household income: $91,115
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 216.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -284.84%
• Current HPI: 323.642
• Rent YoY: ▼ -0.45%
• 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

-24.8% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $109,000 WFRMLS
• 2026-04-08 Relisted — WFRMLS
• 2026-03-26 Listing Removed — WFRMLS
• 2026-01-08 Price Changed $110,000 WFRMLS
• 2025-11-29 Price Changed $140,000 WFRMLS
• 2025-10-22 Relisted — WFRMLS
• 2025-10-21 Listing Removed — WFRMLS
• 2025-09-26 Listed $145,000 WFRMLS