944 E Binford St · Ogden, UT 84401

$247,500

4 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 32 Days on market

Built 1912 6,098 sqft lot

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Why this score? — see what drove the F 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 +8.9/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Close to parks
• Close to schools
• Original character

Tags

• CLASSIC HOME
• ORIGINAL CHARACTER
• PARTIALLY UNFINISHED BASEMENT
• ESTABLISHED NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• Other: Subdivision: Kissocks Subdivision

Exterior

• Parking: Uncovered parking; Four open parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Bungalow/Cottage style; Faces south; Single-family property; REO / Bank owned
• Construction: Built in 1976 (effective year); Aluminum and cinder block construction; Asphalt roof; Built/standing condition
• Exterior features: Curb and gutter; Full fencing; Paved road access; Manual full sprinkler system; Mountain view; Fruit trees and mature landscaping including pines

Interior

• Kitchen: Refrigerator included
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating; Gas central heat
• Interior features: Full finished basement (approximately 50% finished); 12 total rooms; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (28.2% below list).
• Recommended offer: $178k (28.2% below list) — sets the bar for 1% rule.

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: Polk School (math 52% / reading 57%, grade C, #106 of 585 statewide, top 19%, 439 students, 20% FRL); Mount Ogden Junior High (math 33% / reading 38%, grade F, #94 of 138 statewide, top 68%, 858 students, 31% FRL); Ogden High (math 15% / reading 37%, grade F, #137 of 171 statewide, top 81%, 1,128 students, 35% FRL) — zoned schools average 29% FRL vs 75% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.4%/yr); 464 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $7k 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 32 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $88k; list at $248k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,729 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.72% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.43% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-53,789
• Equity at exit: $36,903

10-year hold

• IRR: -18.4%
• Equity multiple: 0.03×
• Total profit: $-67,375
• Equity at exit: $21,399

Cash invested: $69,300 (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 84401

• Rents YoY: 2.4%
• Active inventory: 464
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,298
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-198

Break-even live

Break-even rent $2,028

Max offer price $212,468

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-128	+0% $-198	+5% $-268	+10% $-338
Rent	-10% $-339	-5% $-269	+0% $-198	+5% $-128	+10% $-58
Rate	-1.0pp $-74	-0.5pp $-135	base $-198	+0.5pp $-262	+1.0pp $-328

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2855 Fowler Ave Ogden, UT	3.0	2.0	1316	$2,150	$1.63	23d	1	0.36mi
2736 Madison Ave Unit 2736-3 Ogden, UT	3.0	1.0	900	$1,200	$1.33	25d	1	0.40mi
2736 S Madison Ave Unit 2736-1 Ogden, UT	3.0	1.0	900	$1,200	$1.33	16d	1	0.40mi
745 30th St Ogden, UT	3.0	2.0	1200	$1,545	$1.29	25d	1	0.65mi
2539 Adams Ave Ogden, UT	3.0	2.0	932	$1,450	$1.56	25d	1	0.70mi
2874 Kiesel Ave Ogden, UT	2.0–3.0	1.0–2.0	1000	$1,600	$1.60	25d	3	0.94mi
2736 Grant Ave Ogden, UT	3.0	2.0	1480	$2,500	$1.69	25d	1	0.96mi
2833 Grant Ave Unit 1 Ogden, UT	3.0	1.0	1234	$1,600	$1.30	25d	1	1.03mi
2843 Grant Ave Ogden, UT	3.0	1.0	1003	$1,950	$1.94	16d	1	1.03mi
1679 Fowler Ave Ogden, UT	3.0	1.0	1250	$1,800	$1.44	25d	1	1.28mi
1064 16th St Ogden, UT	3.0	2.5	1440	$1,750	$1.22	25d	1	1.43mi

Listing history 17 events

1. 2026-05-15
   status Under Contract
2. 2026-05-11
   status Active
3. 2026-04-20
   status Under Contract
4. 2026-04-09
   status Active
5. 2026-04-02
   status Under Contract
6. 2026-03-16
   listed $247,500 Active
7. 2022-02-14
   soldstatus
8. 2022-01-08
   status Under Contract 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2021-12-29
   price $330,000 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2021-11-24
    price $349,500 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2021-10-25
    listed $360,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2008-11-27
    historical
13. 2008-06-11
    listed $134,900
14. 1998-03-30
    historical
15. 1998-02-09
    soldstatus
16. 1997-03-17
    listed $84,900
17. 1995-06-02
    soldstatus $87,986

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $2,416 · $201/mo
• Projected year-2 tax: $2,416 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥90°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,327
• − Mortgage interest: −$13,864
• − Property taxes: −$2,416
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$7,200
• Taxable loss: −$6,802
• Est. tax savings @ 24.0%: +$1,633
• After-tax cash flow: $-747/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): 48,303
• Household income: $80,758
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1027.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 4% Portuguese 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -265.29%
• Current HPI: 302.8024
• Rent YoY: ▲ 2.43%
• 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

+181.3% since first listed

17 events — show timeline

• 2026-05-15 Pending — WFRMLS
• 2026-05-11 Relisted — WFRMLS
• 2026-04-20 Pending — WFRMLS
• 2026-04-09 Relisted — WFRMLS
• 2026-04-02 Pending — WFRMLS
• 2026-03-16 Listed $247,500 WFRMLS
• 2022-02-14 Sold (Public Records) — Public Records
• 2022-01-08 Pending — WFRMLS
• 2021-12-29 Price Changed $330,000 WFRMLS
• 2021-11-24 Price Changed $349,500 WFRMLS
• 2021-10-25 Listed $360,000 WFRMLS
• 2008-11-27 Listing Removed — WFRMLS
• 2008-06-11 Listed $134,900 WFRMLS
• 1998-03-30 Listing Removed — WFRMLS
• 1998-02-09 Sold (Public Records) — Public Records
• 1997-03-17 Listed $84,900 WFRMLS
• 1995-06-02 Sold (Public Records) $87,986 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,416 · +1.4% YoY. Source: county tax records.