1959 W 3985 S #2 · Roy, UT 84067

$30,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 257 Days on market

Built 1974 $700/mo HOA · 49% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome to your new home! This beautifully maintained property features 2 bedrooms, 2 full bathrooms, and an open living space. Recent updates include new roof replacement and flooring, carpet, fresh paint, and more! It's the perfect blend of comfort, a convenient location, and great value, nestled in a quiet, clean, and friendly community. Seller financing available! Ask for details

Key facts

• Fresh paint
• New flooring
• Open living space

Tags

• NEW FLOORING
• FRESH PAINT
• OPEN LIVING SPACE
• CONVENIENT LOCATION
• QUIET COMMUNITY

Property features AI

Finance

• Other: Above-grade finished area approximately 980
• HOA & community: Homeowners association exists (monthly fee $700); HOA covers trash and water; Association amenities include pet rules and a playground

Exterior

• Parking: Total 4 parking spaces (1 covered/carport, 3 open/uncovered); Has carport; Has open parking
• Utilities: Water service included in association fees
• Home design: Manufactured home; Residential use; Built/standing
• Construction: Metal roof; Construction materials: Other; Built / standing
• Exterior features: Covered deck; Landscaping (full)

Interior

• Kitchen: Portable dishwasher; Range hood
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Evaporative cooling
• Interior features: Portable dishwasher; Range hood; Six total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (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; 14 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; 1,630 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 $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $8k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $15k (33%) 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.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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. 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: 4.77% ✓
• Cap rate: 15.26%
• Cash-on-cash: 32.03%
• DSCR: 2.43
• GRM: 1.7

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: 18.4%
• Equity multiple: 1.68×
• Total profit: $5,673
• Equity at exit: $4,473

10-year hold

• IRR: 20.1%
• Equity multiple: 2.06×
• Total profit: $8,941
• Equity at exit: $2,594

Cash invested: $8,400 (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 84067

• Rents YoY: -0.5%
• Active inventory: 203
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$700
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $224

Break-even live

Break-even rent $1,149

Max offer price $30,000

Occupancy floor 79%

Sensitivity live

Price	-10% $245	-5% $235	+0% $224	+5% $214	+10% $203
Rent	-10% $111	-5% $168	+0% $224	+5% $281	+10% $337
Rate	-1.0pp $239	-0.5pp $232	base $224	+0.5pp $216	+1.0pp $209

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Hinckley Dr Unit L203 West Haven, UT	2.0	2.0	988	$1,416	$1.43	24d	1	0.57mi
4449 S 1900 W Roy, UT	2.0	1.0	620	$999	$1.61	15d	3	0.59mi
4449 S 1900 W Unit 4 Roy, UT	2.0	1.0	900	$999	$1.11	24d	1	0.59mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$1,930	$1.75	15d	11	0.67mi
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,437	$1.54	15d	22	0.77mi
2002 W 4700 S Apt 2 Roy, UT	2.0	1.0	837	$1,185	$1.42	24d	1	0.88mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,525	$1.56	24d	5	0.91mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,500	$1.50	15d	3	0.91mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,445	$1.34	15d	11	0.95mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,686	$1.73	15d	15	1.05mi
1775 W 4800 S Roy, UT	1.0–2.0	1.0	770	$1,250	$1.62	15d	4	1.14mi
1184 W 4400 S Riverdale, UT	2.0	1.0	864	$1,299	$1.50	15d	3	1.18mi
5197 S 1900 W Unit A Roy, UT	2.0	1.0	1100	$1,300	$1.18	24d	1	1.49mi
1551 W Riverdale Rd Unit J12 Ogden, UT	2.0	1.0	803	$1,450	$1.81	24d	1	1.50mi

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 32 events

1. 2026-06-18
   days on market $30,000 Active 257 DOM
2. 2026-06-17
   days on market $30,000 Active 256 DOM
3. 2026-06-16
   days on market $30,000 Active 255 DOM
4. 2026-06-15
   days on market $30,000 Active 254 DOM
5. 2026-06-14
   days on market $30,000 Active 252 DOM
6. 2026-06-10
   days on market $30,000 Active 249 DOM
7. 2026-06-09
   days on market $30,000 Active 248 DOM
8. 2026-06-08
   days on market $30,000 Active 247 DOM
9. 2026-06-07
   days on market $30,000 Active 246 DOM
10. 2026-06-05
    days on market $30,000 Active 243 DOM
11. 2026-06-03
    days on market $30,000 Active 242 DOM
12. 2026-06-02
    days on market $30,000 Active 241 DOM
13. 2026-06-01
    days on market $30,000 Active 240 DOM
14. 2026-05-31
    days on market $30,000 Active 239 DOM
15. 2026-05-31
    days on market $30,000 Active 238 DOM
16. 2026-05-19
    price $30,000
17. 2026-04-18
    price $33,000
18. 2026-03-24
    status Active
19. 2026-03-23
    historical
20. 2026-03-14
    price $36,000
21. 2026-01-15
    price $38,000
22. 2025-11-26
    status Active
23. 2025-11-16
    status Under Contract
24. 2025-10-11
    price $40,000
25. 2025-10-11
    price $42,000
26. 2025-09-26
    listed $45,000 Active
27. 2007-10-26
    historical
28. 2007-09-13
    listed $7,000
29. 2001-04-16
    historical
30. 2001-02-23
    listed $20,000
31. 1999-03-10
    historical
32. 1998-08-10
    listed $29,900

ⓘ 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: $17,188
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − HOA: −$8,400
• − Depreciation: −$873
• Taxable income: $2,885
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $1,998/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

+0.3% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $30,000 WFRMLS
• 2026-04-18 Price Changed $33,000 WFRMLS
• 2026-03-24 Relisted — WFRMLS
• 2026-03-23 Listing Removed — WFRMLS
• 2026-03-14 Price Changed $36,000 WFRMLS
• 2026-01-15 Price Changed $38,000 WFRMLS
• 2025-11-26 Relisted — WFRMLS
• 2025-11-16 Pending — WFRMLS
• 2025-10-11 Price Changed $40,000 WFRMLS
• 2025-10-11 Price Changed $42,000 WFRMLS
• 2025-09-26 Listed $45,000 WFRMLS
• 2007-10-26 Listing Removed — WFRMLS
• 2007-09-13 Listed $7,000 WFRMLS
• 2001-04-16 Listing Removed — WFRMLS
• 2001-02-23 Listed $20,000 WFRMLS
• 1999-03-10 Listing Removed — WFRMLS
• 1998-08-10 Listed $29,900 WFRMLS