1450 N Washington Blvd #130 · Ogden, UT 84404

$64,900

3 bd · 1.0 ba · 952 sqft · Manufactured · 198 Days on market

Built 1976 $890/mo HOA · 49% of rent

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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 +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

SELLER FINAINCE AVAILABLE WITH LOW DOWN PAYMENT, ASK ME ABOUT DETAILS!! CLEAN, 100% MOVE IN READY! ALL NEW APPLIANCES INCLUDED! This ready to go, 3 bedroom home with plenty of updates! New paint, carpet, kitchen, appliances, new furnace with warranty, new roof with warranty, and more! Enjoy your unbeatable mountain views and covered patio! Square footage figures are provided as a courtesy estimate only and were obtained from title. Buyer is advised to obtain an independent measurement.

Key facts

• Covered patio
• Appliances included
• Mountain views

Tags

• MOUNTAIN VIEWS
• COVERED PATIO
• APPLIANCES INCLUDED

Property features AI

Finance

• Financial info: Annual tax: $400
• HOA & community: Homeowners association with monthly fee; Association fee: $890 per month; Community amenities: Clubhouse, Picnic Area, Playground, Pool, Snow Removal

Exterior

• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected (culinary)
• Home design: Mobile home; Built / Standing
• Construction: Above-grade finished area of 952
• Exterior features: Residential use

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas central heating
• Interior features: Dryer; Microwave; Refrigerator; Washer; No basement
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $96 ($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 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; 2 comparable units currently listed for rent nearby; 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 $449 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 198 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1976 — 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. 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. 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: 2.80% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 3.0

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-5,069
• Equity at exit: $9,677

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $838
• Equity at exit: $5,611

Cash invested: $18,172 (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 84404

• Rents YoY: 2.3%
• Active inventory: 611
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$890
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $96

Break-even live

Break-even rent $1,694

Max offer price $64,900

Occupancy floor 90%

Sensitivity live

Price	-10% $140	-5% $118	+0% $96	+5% $73	+10% $51
Rent	-10% $-48	-5% $24	+0% $96	+5% $167	+10% $239
Rate	-1.0pp $128	-0.5pp $112	base $96	+0.5pp $79	+1.0pp $62

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 E 800 North St Ogden, UT	2.0	1.0	1030	$1,250	$1.21	24d	1	0.88mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	14d	15	1.37mi

HOA detail

• Monthly dues: $890 · $10,680/yr

Listing history 20 events

1. 2026-06-18
   days on market $64,900 Active 198 DOM
2. 2026-06-17
   days on market $64,900 Active 197 DOM
3. 2026-06-16
   days on market $64,900 Active 196 DOM
4. 2026-06-15
   days on market $64,900 Active 195 DOM
5. 2026-06-14
   days on market $64,900 Active 193 DOM
6. 2026-06-13
   days on market $64,900 Active 192 DOM
7. 2026-06-10
   days on market $64,900 Active 190 DOM
8. 2026-06-09
   days on market $64,900 Active 189 DOM
9. 2026-06-08
   days on market $64,900 Active 188 DOM
10. 2026-06-07
    days on market $64,900 Active 187 DOM
11. 2026-06-05
    days on market $64,900 Active 184 DOM
12. 2026-06-03
    days on market $64,900 Active 183 DOM
13. 2026-06-02
    days on market $64,900 Active 182 DOM
14. 2026-06-01
    days on market $64,900 Active 181 DOM
15. 2026-05-31
    days on market $64,900 Active 180 DOM
16. 2026-05-31
    days on market $64,900 Active 179 DOM
17. 2026-03-27
    price $64,900
18. 2026-01-02
    price $70,000
19. 2025-12-02
    listed $75,000 Active
20. 1996-07-12
    listed $25,000

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥87°F today · 22 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: $21,784
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − HOA: −$10,680
• − Depreciation: −$1,888
• Taxable income: $797
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $956/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

+159.6% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $64,900 WFRMLS
• 2026-01-02 Price Changed $70,000 WFRMLS
• 2025-12-02 Listed $75,000 WFRMLS
• 1996-07-12 Listed $25,000 WFRMLS