189 S Main St #21 · Layton, UT 84041

$14,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 272 Days on market

Built 1977 435 sqft lot ↓ 7% since listing

---

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 +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * HOME MUST BE MOVED * * * move this to your own land. Park has information on moving companies. DO NOT ASK AGENT SPECIFICS ABOUT THE UNDER CARRIAGE OR ROOF LOAD. WE ALSO WILL NOT GIVE MOVER QUOTES. HOME HAS TENANTS AND SHOWINGS ARE LIMITED. PURCHASE TO BE IN THE SUMMER. Buyer and Buyer Agent to verify all.

Key facts

• Built 1977
• Listed 272 days

Property features AI

Finance

• HOA & community: Located in the Cedar Wood subdivision

Exterior

• Home design: Mobile home; Built and currently standing; Approximately 900 above-grade finished area
• Construction: Built and standing construction status
• Exterior features: Lot is approximately 0.01 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Slab foundation (no basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $14k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $14k).
• Recommended offer: $12k (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: Whitesides School (math 37% / reading 47%, grade F, #287 of 585 statewide, top 52%, 421 students, 45% FRL); Central Davis Jr High (math 43% / reading 42%, grade D-, #56 of 138 statewide, top 41%, 1,009 students, 29% FRL); Layton High (math 27% / reading 46%, grade F, #86 of 171 statewide, top 52%, 2,242 students, 16% FRL).
• 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 $97 of loan paydown is wiped out by about $420 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 + 1.3% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $1k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 12.37% ✓
• Cap rate: 115.26%
• Cash-on-cash: 389.17%
• DSCR: 18.32
• GRM: 0.7

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: —
• Equity multiple: 20.34×
• Total profit: $75,813
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 41.52×
• Total profit: $158,832
• Equity at exit: $1,210

Cash invested: $3,920 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,271

Break-even live

Break-even rent $122

Max offer price $14,000

Occupancy floor 22%

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 S Main St Layton, UT	2.0	1.0–2.0	983	$2,300	$2.34	23d	1	0.06mi
60 S Main St Layton, UT	1.0–2.0	1.0–2.0	873	$1,550	$1.77	14d	3	0.17mi
460 E Elm St Unit 3 Layton, UT	2.0	1.0	1050	$1,595	$1.52	14d	1	0.34mi
488 Elm St Layton, UT	2.0	1.5	1000	$1,295	$1.29	23d	1	0.36mi
355 E Knowlton St Layton, UT	2.0	1.0	797	$1,351	$1.69	14d	5	0.43mi
811 S Main St Apt 10 Layton, UT	2.0	1.0	990	$1,300	$1.31	21d	1	0.83mi
250 N Adamswood Rd Layton, UT	1.0–2.0	1.0–2.0	833	$1,755	$2.11	14d	9	1.01mi
105 S Fairfield Rd Layton, UT	2.0	1.0	804	$1,496	$1.86	14d	2	1.04mi
1225 E Gentile St Layton, UT	1.0–2.0	1.0–2.0	789	$1,426	$1.81	14d	2	1.05mi
1347 E Rosewood Ln Layton, UT	1.0	1.0	800	$1,195	$1.49	21d	1	1.12mi

Listing history 2 events

1. 2026-06-13
   remarks 318-char remark
2. 2026-06-13
   listed $14,000 Under Contract 272 DOM

ⓘ 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: $20,780
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$407
• Taxable income: $15,984
• Est. tax owed @ 24.0%: −$3,836
• After-tax cash flow: $11,419/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

-6.7% since first listed

12 events — show timeline

• 2026-06-12 Pending — WFRMLS
• 2026-05-18 Listing Removed — WFRMLS
• 2026-04-24 Price Changed $14,000 WFRMLS
• 2026-03-07 Price Changed $14,400 WFRMLS
• 2026-01-28 Relisted — WFRMLS
• 2025-10-28 Listing Removed — WFRMLS
• 2025-10-07 Relisted — WFRMLS
• 2025-09-09 Listing Removed — WFRMLS
• 2025-08-14 Relisted — WFRMLS
• 2025-07-17 Listing Removed — WFRMLS
• 2025-05-23 Price Changed $14,500 WFRMLS
• 2025-03-21 Listed $15,000 WFRMLS