511 E 950 N #34 · Ogden, UT 84404

$80,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 234 Days on market

Built 1994 435 sqft lot $1001/mo HOA · 54% 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 +8.1/30.0
• 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
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained mobile home in North Ogden! From the moment you step inside, you'll feel right at home. This spacious 3-bed, 2-bath residence offers comfort and room to gather, with an inviting layout that's perfect for both cozy winter nights and summer get-togethers on the large covered porch. You'll love the convenient location-just minutes from shopping, schools, main roads, and scenic hiking trails. Major updates include a roof, boiler, and garbage disposal replaced about five years ago, plus an updated kitchen backsplash, newer tile, fresh exterior paint, and new grass. A sturdy storage shed, purchased two years ago, is also included. Don't miss out on this oppo

Key facts

• Big covered porch
• Close to schools
• Close to main roads

Tags

• BIG COVERED PORCH
• CLOSE TO SHOPPING CENTERS
• CLOSE TO SCHOOLS
• CLOSE TO MAIN ROADS
• CLOSE TO HIKING TRAILS
• REPLACED ROOF

Property features AI

Finance

• Other: Subdivision: VIKING VILLA
• HOA & community: Homeowners association (Nellie) with monthly fee; Association fee charged monthly; Association amenities: clubhouse, pool, playground, picnic area, barbecue, RV parking, management, pet rules with pets permitted, snow removal

Exterior

• Parking: Covered parking; Carport for 2 vehicles; Total of 2 parking spaces; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water connected
• Home design: Manufactured home; Built/standing condition; Residential use; Has a view
• Construction: Aluminum and asbestos exterior materials; Other construction materials; Asphalt roof; Built/standing construction status
• Exterior features: Covered deck; Partially fenced lot; Paved road; Sidewalks; Mountain view; Storage shed(s)

Interior

• Kitchen: Portable dishwasher; Refrigerator; Gas range; Free-standing range/oven; Disposal
• Bedrooms: 3 bedrooms on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas central heating
• Interior features: Primary bathroom; Walk-in closet; Disposal; Gas range; Free-standing range/oven; Blinds on windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-77 ($-921/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (13.9% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $69k (13.9% below list) — sets the bar for cash-flow.

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: Lincoln School (math 18% / reading 19%, grade F, #535 of 585 statewide, top 92%, 461 students, 99% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $553 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.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,889 (13.9% 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 234 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 2.34% ✓
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 3.6

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: -24.4%
• Equity multiple: 0.18×
• Total profit: $-18,463
• Equity at exit: $11,928

10-year hold

• IRR: -23.0%
• Equity multiple: -0.11×
• Total profit: $-24,829
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$1,001
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-77

Break-even live

Break-even rent $1,967

Max offer price $68,889

Occupancy floor 99%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,795	$1.28	14d	1	0.12mi
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,850	$1.32	23d	2	0.12mi
445 E 800 North St Ogden, UT	2.0	1.0	1030	$1,250	$1.21	23d	1	0.26mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	14d	15	0.76mi
277 E 1500 N Ogden, UT	3.0	3.0	1811	$2,100	$1.16	18d	1	0.77mi
1024 N 1025 E Ogden, UT	4.0	3.0	1700	$2,600	$1.53	18d	1	0.95mi
1022 Southwell St Ogden, UT	3.0	2.0	1143	$1,875	$1.64	23d	1	1.09mi
455 2nd St Ogden, UT	1.0–2.0	1.0–2.0	838	$1,499	$1.79	14d	5	1.11mi
662 4th St Ogden, UT	3.0	1.0	1382	$1,950	$1.41	23d	1	1.30mi
117 4th St S Unit 119 Ogden, UT	3.0	2.5	1500	$1,899	$1.27	23d	1	1.42mi
3041 E 2050 N Unit 10 Ogden, UT	3.0	2.5	1362	$1,795	$1.32	23d	1	1.46mi

HOA detail

• Monthly dues: $1,001 · $12,012/yr
• Likely covers: trash

Listing history 25 events

1. 2026-06-18
   days on market $80,000 Active 234 DOM
2. 2026-06-17
   days on market $80,000 Active 233 DOM
3. 2026-06-16
   days on market $80,000 Active 232 DOM
4. 2026-06-15
   days on market $80,000 Active 231 DOM
5. 2026-06-14
   days on market $80,000 Active 229 DOM
6. 2026-06-13
   days on market $80,000 Active 228 DOM
7. 2026-06-10
   days on market $80,000 Active 226 DOM
8. 2026-06-09
   days on market $80,000 Active 225 DOM
9. 2026-06-08
   days on market $80,000 Active 224 DOM
10. 2026-06-07
    days on market $80,000 Active 223 DOM
11. 2026-06-05
    days on market $80,000 Active 220 DOM
12. 2026-06-03
    days on market $80,000 Active 219 DOM
13. 2026-06-02
    days on market $80,000 Active 218 DOM
14. 2026-06-01
    days on market $80,000 Active 217 DOM
15. 2026-05-31
    days on market $80,000 Active 216 DOM
16. 2026-05-31
    days on market $80,000 Active 215 DOM
17. 2025-12-09
    status Active
18. 2025-12-04
    historical Backup
19. 2025-10-28
    listed $80,000 Active
20. 2009-07-15
    historical
21. 2008-03-07
    historical
22. 2008-03-07
    listed $42,900
23. 2008-01-25
    historical
24. 2008-01-16
    listed $42,900
25. 2008-01-16
    listed $42,900

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,437
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − HOA: −$12,012
• − Depreciation: −$2,327
• Taxable loss: −$1,574
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $-544/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

+86.5% since first listed

9 events — show timeline

• 2025-12-09 Relisted — WFRMLS
• 2025-12-04 Contingent — WFRMLS
• 2025-10-28 Listed $80,000 WFRMLS
• 2009-07-15 Listing Removed — WFRMLS
• 2008-03-07 Listing Removed — WFRMLS
• 2008-03-07 Listed $42,900 WFRMLS
• 2008-01-25 Listing Removed — WFRMLS
• 2008-01-16 Listed $42,900 WFRMLS
• 2008-01-16 Listed $42,900 WFRMLS