240 E 1100 N Unit D2 · North Salt Lake, UT 84054

$39,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 31 Days on market

Built 1965 Good condition 4,356 sqft lot $835/mo HOA · 53% of rent ↓ 18% since listing

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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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently updated mobile home featuring approximately $4,500 in improvements! Upgrades include new skirting, updated plumbing for the toilet, shower, and sinks, plus a filtered water system and bidet in the bathroom. Exterior enhancements include new sod, added stairs off the main porch, and an awning/covered porch off the second entrance for additional outdoor living space. Storage has been thoughtfully expanded with two access doors leading to under-patio storage, an added metal shed with pad, and an extended pad for the existing shed. Move-in ready with functional updates and added convenience throughout!

Key facts

• Added stairs
• New sod
• Bidet in bathroom

Tags

• NEW SKIRTING
• UPDATED PLUMBING
• FILTERED WATER SYSTEM
• BIDET IN BATHROOM
• NEW SOD
• ADDED STAIRS

Property features AI

Finance

• HOA & community: Part of Colonial Woods Park II homeowners association; Monthly association fee; Association fee includes water; Association amenities include a playground and water

Exterior

• Parking: Uncovered open parking
• Utilities: Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home; Flat roof; Property is built and standing; Residential use
• Construction: Aluminum exterior; Built and standing construction
• Exterior features: Open porch; Sidewalks on the lot

Interior

• Kitchen: Built-in range/oven; Microwave; Refrigerator; Granite countertops
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Built-in range/oven; Granite countertops; Blinds and drapes
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#57 in UT, #3,560 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D, amenities F, health & safety F.
• 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: Woods Cross School (math 39% / reading 43%, grade F, #315 of 585 statewide, top 55%, 496 students, 24% FRL); South Davis Jr High (math 31% / reading 37%, grade F, #97 of 138 statewide, top 70%, 1,095 students, 25% FRL); Woods Cross High (math 36% / reading 47%, grade F, #57 of 171 statewide, top 34%, 1,567 students, 16% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising fast (+6.5%/yr); 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $276 of loan paydown is wiped out by about $1k 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 + 6.5% rent growth), your $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.97% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.46% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.78×
• Total profit: $8,748
• Equity at exit: $5,949

10-year hold

• IRR: 31.5%
• Equity multiple: 5.16×
• Total profit: $46,495
• Equity at exit: $3,450

Cash invested: $11,172 (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 84054

• Rents YoY: 6.5%
• Active inventory: 148
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$835
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $141

Break-even live

Break-even rent $1,406

Max offer price $39,900

Occupancy floor 86%

Sensitivity live

Price	-10% $168	-5% $155	+0% $141	+5% $127	+10% $113
Rent	-10% $16	-5% $78	+0% $141	+5% $203	+10% $266
Rate	-1.0pp $161	-0.5pp $151	base $141	+0.5pp $130	+1.0pp $120

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 North Highway 89 North Salt Lake, UT	1.0–2.0	1.0–2.0	774	$1,470	$1.90	16d	4	0.47mi
2030 S Main St Bountiful, UT	1.0–2.0	1.0–2.0	825	$1,700	$2.06	15d	13	0.91mi
2720 S Orchard Dr Unit 2702 Bountiful, UT	1.0	1.0	750	$991	$1.32	25d	1	0.97mi
2720 S Orchard Dr North Salt Lake, UT	1.0–2.0	1.0	860	$1,287	$1.50	16d	2	1.16mi
1230 S 500 W Bountiful, UT	1.0–2.0	1.0–2.0	828	$1,525	$1.84	16d	11	1.35mi
1509 Renaissance Towne Dr Bountiful, UT	1.0–2.0	1.0–2.0	903	$1,749	$1.94	23d	3	1.37mi

HOA detail

• Monthly dues: $835 · $10,020/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-21
   days on market $39,900 Active 31 DOM
2. 2026-06-18
   days on market $39,900 Active 28 DOM
3. 2026-06-17
   days on market $39,900 Active 27 DOM
4. 2026-06-16
   days on market $39,900 Active 26 DOM
5. 2026-06-15
   pricedays on market $39,900 Active 25 DOM
6. 2026-06-14
   days on market $45,000 Active 23 DOM
7. 2026-06-13
   days on market $45,000 Active 22 DOM
8. 2026-06-10
   days on market $45,000 Active 20 DOM
9. 2026-06-09
   days on market $45,000 Active 19 DOM
10. 2026-06-08
    days on market $45,000 Active 18 DOM
11. 2026-06-07
    days on market $45,000 Active 17 DOM
12. 2026-06-05
    days on market $45,000 Active 14 DOM
13. 2026-06-03
    days on market $45,000 Active 13 DOM
14. 2026-06-02
    days on market $45,000 Active 12 DOM
15. 2026-06-01
    days on market $45,000 Active 11 DOM
16. 2026-05-31
    pricedays on market $45,000 Active 10 DOM
17. 2026-05-31
    days on market $48,500 Active 9 DOM
18. 2026-05-21
    listed $48,500 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,011
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$10,020
• − Depreciation: −$1,161
• Taxable income: $1,756
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $1,269/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This recently updated mobile home is in good condition with cosmetic improvements and is move-in ready. It offers a good starting point for further enhancements to boost its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — North Salt Lake

• Score: 76/100
• State rank: #57
• US rank: #3560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Salt Lake, UT
• County: Davis County · 341,755 people
• City population: 22,355
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 22,355
• Household income: $101,860
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 426.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 3% Slovak 3% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 80% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -341.91%
• Current HPI: 275.9596
• Rent YoY: ▲ 6.46%
• 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

-17.7% since first listed

3 events — show timeline

• 2026-06-14 Price Changed $39,900 WFRMLS
• 2026-05-31 Price Changed $45,000 WFRMLS
• 2026-05-21 Listed $48,500 WFRMLS