1265 N Corbonville Rd #100 · Carbonville, UT 84501

$36,000

3 bd · 1.5 ba · 980 sqft · Manufactured · 111 Days on market

Built 1982 Good condition 435 sqft lot $410/mo HOA · 35% of rent ↓ 40% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently remodeled 1982 home. 3 bedroom and 1.5 bath. Sold as is. New metal roof, new furnace, new flooring. Come see this home and make it yours. Located in a desired area in Carbonville. Just minutes from grocery store, parks, trails, shopping and more. Come see it before it's gone. Square footage provided from building records and as a curtesy only, Buyer and Buyer's agent to verify all information. Easy and now more affordable financing call us for details.

Key facts

• New metal roof
• New furnace
• Minutes from trails

Tags

• NEW METAL ROOF
• NEW FURNACE
• NEW FLOORING
• MINUTES FROM GROCERY STORE
• MINUTES FROM PARKS
• MINUTES FROM TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $36k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#146 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Carbon District (town): math 36% / reading 43% proficiency, ranked #53 of 80 in UT (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 146 active listings in the ZIP; 196 units permitted in Carbon County in 2024 (168 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $249 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Carbon County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,760 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.25% ✓
• Cap rate: 15.16%
• Cash-on-cash: 31.65%
• DSCR: 2.41
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 2.13×
• Total profit: $11,369
• Equity at exit: $5,368

10-year hold

• IRR: 34.8%
• Equity multiple: 4.25×
• Total profit: $32,800
• Equity at exit: $3,113

Cash invested: $10,080 (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 84501

• Active inventory: 146
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$410
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $266

Break-even live

Break-even rent $834

Max offer price $36,000

Occupancy floor 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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $410 · $4,920/yr

Listing history 14 events

1. 2026-06-15
   days on market $36,000 Active 111 DOM
2. 2026-06-14
   days on market $36,000 Active 109 DOM
3. 2026-06-10
   days on market $36,000 Active 106 DOM
4. 2026-06-09
   days on market $36,000 Active 105 DOM
5. 2026-06-08
   days on market $36,000 Active 104 DOM
6. 2026-06-07
   days on market $36,000 Active 103 DOM
7. 2026-06-03
   days on market $36,000 Active 99 DOM
8. 2026-06-02
   days on market $36,000 Active 98 DOM
9. 2026-06-01
   days on market $36,000 Active 97 DOM
10. 2026-05-31
    days on market $36,000 Active 96 DOM
11. 2026-05-31
    days on market $36,000 Active 95 DOM
12. 2026-05-02
    price $36,000 465-char remark

    Show marketing remark (465 chars)

    Recently remodeled 1982 home. 3 bedroom and 1.5 bath. Sold as is. New metal roof, new furnace, new flooring. Come see this home and make it yours. Located in a desired area in Carbonville. Just minutes from grocery store, parks, trails, shopping and more. Come see it before it's gone. Square footage provided from building records and as a curtesy only, Buyer and Buyer's agent to verify all information. Easy and now more affordable financing call us for details.

13. 2026-03-14
    price $49,999 465-char remark

    Show marketing remark (465 chars)

    Recently remodeled 1982 home. 3 bedroom and 1.5 bath. Sold as is. New metal roof, new furnace, new flooring. Come see this home and make it yours. Located in a desired area in Carbonville. Just minutes from grocery store, parks, trails, shopping and more. Come see it before it's gone. Square footage provided from building records and as a curtesy only, Buyer and Buyer's agent to verify all information. Easy and now more affordable financing call us for details.

14. 2026-02-24
    listed $59,999 Active 465-char remark

    Show marketing remark (465 chars)

    Recently remodeled 1982 home. 3 bedroom and 1.5 bath. Sold as is. New metal roof, new furnace, new flooring. Come see this home and make it yours. Located in a desired area in Carbonville. Just minutes from grocery store, parks, trails, shopping and more. Come see it before it's gone. Square footage provided from building records and as a curtesy only, Buyer and Buyer's agent to verify all information. Easy and now more affordable financing call us for details.

ⓘ 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 3/10 Moderate 4 d/yr ≥92°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,045
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − HOA: −$4,920
• − Depreciation: −$1,047
• Taxable income: $3,094
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $2,448/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This recently remodeled 1982 manufactured home is in good condition with a new metal roof and furnace. It has potential for further updates to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard, no visible damage
• Minor interior walls — paint appears worn

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Rental replace carpet in living areas — improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard, no visible damage	Minor	$500–3,000
interior walls · paint appears worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Rental replace carpet in living areas — improves comfort and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carbon District
• NCES district ID: 4900150
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $45,189
• Composite: 33.6/100
• National rank: #5416
• State rank: #53 of 80 in UT

Livability — Carbonville

• Score: 66/100
• State rank: #146
• US rank: #12131

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbonville, UT
• Population (ZIP): 13,002

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 18,972 people
• By 2030: 18,081 · -4.7%
• By 2040: 16,260 · -14.3%
• By 2050: 14,895 · -21.5%
• By 2075: 13,123 · -30.8%
• By 2100: 13,066 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Scottish 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+44.4) · D 26.7% · R 71.1% · Other 2.1%
• 2008→2024 swing: -36.4pp toward R · 2008: -8.0pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+45.9 2016: R+44.6 2012: R+36.4 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.96%
• Current HPI: 222.2891
• Rent YoY: —
• Metro: —
• 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

-40.0% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $36,000 WFRMLS
• 2026-03-14 Price Changed $49,999 WFRMLS
• 2026-02-24 Listed $59,999 WFRMLS