2875 N Hill Field Rd #199 · Layton, UT 84041

$65,000

4 bd · 2.0 ba · 1,500 sqft · Manufactured · 243 Days on market

Built 1995 $1128/mo HOA · 53% of rent ↓ 3% 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 +22.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Note: The street view on Zillow is incorrect. Please see the last photo for a better idea of where the home is. Spacious 3-Bedroom Home with Privacy and Updates! New Paint and window coverings throughout the home. Nestled on a private drive set apart from nearby homes, this well- maintained doublewide manufactured home offers both space and seclusion. Inside, you'll find 3 bedrooms and 2 full bathrooms, with an extra room that can be used as a 4th bedroom, office, craft room, etc. Living area includes bonus space for extra sitting area. The main living areas feature beautiful hardwood floors that extend through the living room, dining room, and kitchen, creating a warm and inviting atmosphe

Key facts

• Move-in ready
• Hardwood floors
• Private drive

Tags

• PRIVATE DRIVE
• HARDWOOD FLOORS
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee of $1,128; Community clubhouse, pets permitted, and playground; Subdivision: RIDGEWOOD ESTATES

Exterior

• Parking: Total of 4 parking spaces; 2-car carport; 2 open parking spaces; 2 covered parking spaces
• Utilities: Public sewer
• Home design: Mobile home; Built and currently standing; Above-grade finished living area of approximately 1500
• Construction: Asphalt roof
• Exterior features: Partially fenced lot

Interior

• Kitchen: Gas oven and gas range; Granite countertops; Dishwasher not specified
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Evaporative cooling
• Interior features: Gas oven and gas range; Granite countertops; Window blinds
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (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); 342 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $449 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 243 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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. 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.
7. 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.
8. 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: 3.28% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 2.5

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: -10.5%
• Equity multiple: 0.64×
• Total profit: $-6,642
• Equity at exit: $9,692

10-year hold

• IRR: -9.4%
• Equity multiple: 0.54×
• Total profit: $-8,359
• Equity at exit: $5,620

Cash invested: $18,200 (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: 342
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$1,128
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $106

Break-even live

Break-even rent $1,996

Max offer price $65,000

Occupancy floor 90%

Sensitivity live

Price	-10% $151	-5% $128	+0% $106	+5% $84	+10% $61
Rent	-10% $-62	-5% $22	+0% $106	+5% $190	+10% $274
Rate	-1.0pp $139	-0.5pp $122	base $106	+0.5pp $89	+1.0pp $72

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2899 N 1150 W Layton, UT	3.0	2.5	1410	$1,825	$1.29	24d	1	0.47mi
1025 Clearfield, UT	3.0	2.0	1530	$2,000	$1.31	14d	1	0.52mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	14d	32	0.69mi
1902 E 700 S Clearfield, UT	1.0–3.0	1.0–2.0	1085	$2,415	$2.23	14d	21	0.74mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	14d	20	0.74mi
774 S 1650 E Unit A Clearfield, UT	4.0	2.0	1872	$1,975	$1.06	24d	1	0.80mi
900 S 1500 E Clearfield, UT	1.0–3.0	1.0–2.5	1175	$1,855	$1.58	14d	7	1.06mi
116 W 1675 N Layton, UT	3.0	2.0	1941	$2,500	$1.29	24d	1	1.25mi
1532 Merlin Way Unit A Layton, UT	3.0	2.0	1250	$2,250	$1.80	24d	1	1.30mi
1545 Merlin Way Layton, UT	3.0	1.0	1325	$1,800	$1.36	14d	1	1.33mi

HOA detail

• Monthly dues: $1,128 · $13,536/yr

Listing history 31 events

1. 2026-06-18
   days on market $65,000 Active 243 DOM
2. 2026-06-17
   days on market $65,000 Active 242 DOM
3. 2026-06-16
   pricedays on market $65,000 Active 241 DOM
4. 2026-06-15
   days on market $73,000 Active 240 DOM
5. 2026-06-14
   days on market $73,000 Active 238 DOM
6. 2026-06-13
   statusdays on market $73,000 Active 237 DOM
7. 2026-06-10
   days on market $73,000 Backup 235 DOM
8. 2026-06-09
   days on market $73,000 Backup 234 DOM
9. 2026-06-08
   days on market $73,000 Backup 233 DOM
10. 2026-06-07
    days on market $73,000 Backup 232 DOM
11. 2026-06-05
    days on market $73,000 Backup 229 DOM
12. 2026-06-03
    days on market $73,000 Backup 228 DOM
13. 2026-06-02
    days on market $73,000 Backup 227 DOM
14. 2026-06-01
    days on market $73,000 Backup 226 DOM
15. 2026-05-31
    days on market $73,000 Backup 225 DOM
16. 2026-05-31
    days on market $73,000 Backup 224 DOM
17. 2026-04-27
    historical Backup
18. 2026-04-27
    status Under Contract
19. 2026-03-06
    price $73,000
20. 2026-01-19
    price $75,000
21. 2025-11-15
    price $79,500
22. 2025-11-04
    price $80,000
23. 2025-10-18
    listed $85,000 Active
24. 1999-04-27
    historical
25. 1999-01-07
    historical
26. 1998-10-27
    listed $70,900
27. 1998-10-14
    listed $65,900
28. 1998-10-07
    historical
29. 1998-05-08
    listed $65,900
30. 1998-04-25
    historical
31. 1997-10-30
    listed $75,400

ⓘ 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: $25,567
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − HOA: −$13,536
• − Depreciation: −$1,891
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $1,006/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

-3.2% since first listed

15 events — show timeline

• 2026-04-27 Contingent — WFRMLS
• 2026-04-27 Pending — WFRMLS
• 2026-03-06 Price Changed $73,000 WFRMLS
• 2026-01-19 Price Changed $75,000 WFRMLS
• 2025-11-15 Price Changed $79,500 WFRMLS
• 2025-11-04 Price Changed $80,000 WFRMLS
• 2025-10-18 Listed $85,000 WFRMLS
• 1999-04-27 Listing Removed — WFRMLS
• 1999-01-07 Listing Removed — WFRMLS
• 1998-10-27 Listed $70,900 WFRMLS
• 1998-10-14 Listed $65,900 WFRMLS
• 1998-10-07 Listing Removed — WFRMLS
• 1998-05-08 Listed $65,900 WFRMLS
• 1998-04-25 Listing Removed — WFRMLS
• 1997-10-30 Listed $75,400 WFRMLS