1757 E 1000 S · Price, UT 84501

$239,000

5 bd · 1.0 ba · 957 sqft · Other public records · 226 Days on market

Built 1944 0.50 ac 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Additional price improvement! Welcome home to this cute 5-bedroom, 1-bath cottage nestled on a peaceful half-acre just at the edge of town in the county. Enjoy fresh new carpet in the living room and front bedroom, plus a bonus gaming room in the basement. Take in the gorgeous mountain views from your yard and appreciate the convenience of a detached garage complete with an oil change pit and coal furnace. Quiet country living with easy access to town. Motivated seller. Available to show anytime. Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

Key facts

• Quiet country living
• Mountain views
• Detached garage

Tags

• MOUNTAIN VIEWS
• DETACHED GARAGE
• QUIET COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $239k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (44.5% below list).
• Recommended offer: $133k (44.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#102 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $36k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,679 (44.5% 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 226 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.56% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.80%
• DSCR: 0.70
• GRM: 15.0

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: -28.2%
• Equity multiple: 0.06×
• Total profit: $-62,992
• Equity at exit: $35,636

10-year hold

• IRR: -27.4%
• Equity multiple: -0.29×
• Total profit: $-86,423
• Equity at exit: $20,664

Cash invested: $66,920 (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 84501

• Active inventory: 146
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-379

Break-even live

Break-even rent $1,807

Max offer price $172,028

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-311	+0% $-379	+5% $-447	+10% $-514
Rent	-10% $-484	-5% $-432	+0% $-379	+5% $-327	+10% $-274
Rate	-1.0pp $-259	-0.5pp $-318	base $-379	+0.5pp $-441	+1.0pp $-504

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $239,000 Active 226 DOM
2. 2026-06-17
   days on market $239,000 Active 225 DOM
3. 2026-06-16
   days on market $239,000 Active 224 DOM
4. 2026-06-15
   days on market $239,000 Active 223 DOM
5. 2026-06-14
   days on market $239,000 Active 221 DOM
6. 2026-06-10
   days on market $239,000 Active 218 DOM
7. 2026-06-09
   days on market $239,000 Active 217 DOM
8. 2026-06-08
   days on market $239,000 Active 216 DOM
9. 2026-06-07
   days on market $239,000 Active 215 DOM
10. 2026-06-03
    days on market $239,000 Active 211 DOM
11. 2026-06-02
    days on market $239,000 Active 210 DOM
12. 2026-06-01
    days on market $239,000 Active 209 DOM
13. 2026-05-31
    days on market $239,000 Active 208 DOM
14. 2026-05-31
    days on market $239,000 Active 207 DOM
15. 2026-03-11
    price $239,000 621-char remark

    Show marketing remark (621 chars)

    Additional price improvement! Welcome home to this cute 5-bedroom, 1-bath cottage nestled on a peaceful half-acre just at the edge of town in the county. Enjoy fresh new carpet in the living room and front bedroom, plus a bonus gaming room in the basement. Take in the gorgeous mountain views from your yard and appreciate the convenience of a detached garage complete with an oil change pit and coal furnace. Quiet country living with easy access to town. Motivated seller. Available to show anytime. Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

16. 2026-02-07
    price $249,000 621-char remark

    Show marketing remark (621 chars)

    Additional price improvement! Welcome home to this cute 5-bedroom, 1-bath cottage nestled on a peaceful half-acre just at the edge of town in the county. Enjoy fresh new carpet in the living room and front bedroom, plus a bonus gaming room in the basement. Take in the gorgeous mountain views from your yard and appreciate the convenience of a detached garage complete with an oil change pit and coal furnace. Quiet country living with easy access to town. Motivated seller. Available to show anytime. Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

17. 2026-02-07
    status Active 621-char remark

    Show marketing remark (621 chars)

    Additional price improvement! Welcome home to this cute 5-bedroom, 1-bath cottage nestled on a peaceful half-acre just at the edge of town in the county. Enjoy fresh new carpet in the living room and front bedroom, plus a bonus gaming room in the basement. Take in the gorgeous mountain views from your yard and appreciate the convenience of a detached garage complete with an oil change pit and coal furnace. Quiet country living with easy access to town. Motivated seller. Available to show anytime. Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

18. 2026-01-26
    historical Backup 621-char remark

    Show marketing remark (621 chars)

    Additional price improvement! Welcome home to this cute 5-bedroom, 1-bath cottage nestled on a peaceful half-acre just at the edge of town in the county. Enjoy fresh new carpet in the living room and front bedroom, plus a bonus gaming room in the basement. Take in the gorgeous mountain views from your yard and appreciate the convenience of a detached garage complete with an oil change pit and coal furnace. Quiet country living with easy access to town. Motivated seller. Available to show anytime. Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

19. 2025-12-16
    price $255,000 621-char remark

    Show marketing remark (621 chars)

    Additional price improvement! Welcome home to this cute 5-bedroom, 1-bath cottage nestled on a peaceful half-acre just at the edge of town in the county. Enjoy fresh new carpet in the living room and front bedroom, plus a bonus gaming room in the basement. Take in the gorgeous mountain views from your yard and appreciate the convenience of a detached garage complete with an oil change pit and coal furnace. Quiet country living with easy access to town. Motivated seller. Available to show anytime. Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

20. 2025-11-05
    listed $275,000 Active 621-char remark

    Show marketing remark (621 chars)

    Additional price improvement! Welcome home to this cute 5-bedroom, 1-bath cottage nestled on a peaceful half-acre just at the edge of town in the county. Enjoy fresh new carpet in the living room and front bedroom, plus a bonus gaming room in the basement. Take in the gorgeous mountain views from your yard and appreciate the convenience of a detached garage complete with an oil change pit and coal furnace. Quiet country living with easy access to town. Motivated seller. Available to show anytime. Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

21. 2022-05-27
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2022-05-27
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2022-04-20
    historical Backup 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2022-04-07
    listed $239,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$685/yr (+$57/mo · 76.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 15 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: $15,921
• − Mortgage interest: −$13,388
• − Property taxes: −$892
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$6,953
• Taxable loss: −$9,054
• Est. tax savings @ 24.0%: +$2,173
• After-tax cash flow: $-2,376/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: 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 — Price

• Score: 69/100
• State rank: #102
• US rank: #8877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+0.0% since first listed

10 events — show timeline

• 2026-03-11 Price Changed $239,000 WFRMLS
• 2026-02-07 Price Changed $249,000 WFRMLS
• 2026-02-07 Relisted — WFRMLS
• 2026-01-26 Contingent — WFRMLS
• 2025-12-16 Price Changed $255,000 WFRMLS
• 2025-11-05 Listed $275,000 WFRMLS
• 2022-05-27 Sold (Public Records) — Public Records
• 2022-05-27 Sold (MLS) — WFRMLS
• 2022-04-20 Contingent — WFRMLS
• 2022-04-07 Listed $239,000 WFRMLS

Property tax history

+3.8%/yr

Latest (2025): $892 · -10.1% YoY. Source: county tax records.