15 N 450 E · Escalante, UT 84726

$170,000

3 bd · 2.0 ba · 1,344 sqft · Other public records · 105 Days on market

Built 1973 0.27 ac lot ↓ 32% since listing

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Great starter home or easy recreational getaway in the Heart of the Escalante Grand Staircase Nat'l Monument. Minutes from Mountains, slot canyons and world-class hiking. Turn key with all furnishings & appliances included. Home was updated in the 90's, large primary bedroom with spacious bathroom and closets. 2 car garage, storage shed & nice front porch with views of the Escalante Canyons! Comfortable wood stove to keep you cozy in the winter. Covered back deck off the kitchen for country gatherings. Situated on a large corner lot. Needs a little TLC - Perfect opportunity to enjoy the slow pace of life at an affordable price! Ask for details.

Key facts

• Large corner lot
• Nice front porch
• World-class hiking

Tags

• WORLD-CLASS HIKING
• LARGE CORNER LOT
• COVERED BACK DECK
• COMFORTABLE WOOD STOVE
• NICE FRONT PORCH
• VIEWS OF THE ESCALANTE CANYONS

Property features AI

Exterior

• Parking: 2-car garage; 6 open parking spaces; 2 covered parking spaces; RV parking (40 ft)
• Utilities: Electricity connected; Sewer connected; Culinary water connected
• Home design: Mobile home (1995); Single-family use; Faces west
• Construction: Clapboard/Masonite siding; Asphalt roof; Built/standing condition; Year built (effective) 1995
• Exterior features: Open porch; Covered deck; Outbuildings; Exterior lighting; Partially fenced yard; Mountain view; Corner lot; Mature trees; Flat terrain

Interior

• Kitchen: Microwave; Refrigerator; Range/Oven
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the 1st floor
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Wood heating; Natural ventilation cooling
• Interior features: Free standing range/oven; Drapes; Wood stove; 1 fireplace (wood)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-55 ($-663/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (29.1% below list).
• Recommended offer: $121k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#198 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: employment D, amenities F, commute F.
• Garfield District (rural): math 35% / reading 38% proficiency, ranked #59 of 80 in UT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Escalante School (math 34% / reading 44%, grade F, #332 of 585 statewide, top 58%, 107 students, 51% FRL); Escalante High (math 30% / reading 50%, grade F, #63 of 171 statewide, top 37%, 74 students, 36% FRL).
• Market conditions: 24 active listings in the ZIP; 57 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Garfield County population projected at -27% 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,608 (29.1% 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 105 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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: 0.71% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 11.7

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: 6.2%
• Equity multiple: 1.35×
• Total profit: $16,875
• Equity at exit: $76,439

10-year hold

• IRR: 9.0%
• Equity multiple: 2.36×
• Total profit: $64,917
• Equity at exit: $117,802

Cash invested: $47,600 (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 84726

• Active inventory: 24
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-55

Break-even live

Break-even rent $1,276

Max offer price $160,238

Occupancy floor 100%

Sensitivity live

Price	-10% $41	-5% $-7	+0% $-55	+5% $-103	+10% $-151
Rent	-10% $-151	-5% $-103	+0% $-55	+5% $-8	+10% $40
Rate	-1.0pp $30	-0.5pp $-12	base $-55	+0.5pp $-99	+1.0pp $-144

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $170,000 Active 105 DOM
2. 2026-06-18
   days on market $170,000 Active 103 DOM
3. 2026-06-17
   days on market $170,000 Active 102 DOM
4. 2026-06-16
   days on market $170,000 Active 101 DOM
5. 2026-06-15
   days on market $170,000 Active 100 DOM
6. 2026-06-15
   days on market $170,000 Active 99 DOM
7. 2026-06-13
   days on market $170,000 Active 98 DOM
8. 2026-06-12
   days on market $170,000 Active 97 DOM
9. 2026-06-09
   days on market $170,000 Active 94 DOM
10. 2026-06-08
    days on market $170,000 Active 93 DOM
11. 2026-06-08
    days on market $170,000 Active 92 DOM
12. 2026-06-07
    days on market $170,000 Active 91 DOM
13. 2026-06-03
    days on market $170,000 Active 88 DOM
14. 2026-06-02
    days on market $170,000 Active 87 DOM
15. 2026-06-01
    days on market $170,000 Active 86 DOM
16. 2026-05-31
    days on market $170,000 Active 85 DOM
17. 2026-03-08
    listed $170,000 Active
18. 2026-03-05
    listed $170,000 Active 665-char remark

    Show marketing remark (665 chars)

    Great starter home or easy recreational getaway in the Heart of the Escalante Grand Staircase Nat'l Monument. Minutes from Mountains, slot canyons and world-class hiking. Turn key with all furnishings & appliances included. Home was updated in the 90's, large primary bedroom with spacious bathroom and closets. 2 car garage, storage shed & nice front porch with views of the Escalante Canyons! Comfortable wood stove to keep you cozy in the winter. Covered back deck off the kitchen for country gatherings. Situated on a large corner lot. Needs a little TLC - Perfect opportunity to enjoy the slow pace of life at an affordable price! Ask for details.

19. 2025-11-01
    historical
20. 2025-04-23
    listed $190,000 Active
21. 2025-04-01
    historical
22. 2024-10-12
    listed $250,000 Active

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$573/yr (+$48/mo · 104.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,473
• − Mortgage interest: −$9,523
• − Property taxes: −$549
• − Insurance: −$850
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$4,945
• Taxable loss: −$3,710
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $227/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: Garfield District
• NCES district ID: 4900300
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $46,018
• Composite: 31.2/100
• National rank: #6045
• State rank: #59 of 80 in UT

Livability — Escalante

• Score: 62/100
• State rank: #198
• US rank: #16350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escalante, UT
• City population: 792
• Population (ZIP): 792

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 4,614 people
• By 2030: 4,366 · -5.4%
• By 2040: 3,801 · -17.6%
• By 2050: 3,384 · -26.7%
• By 2075: 2,877 · -37.6%
• By 2100: 2,822 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Italian 19% Portuguese 12% Lithuanian 6%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+59.4) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: +1.0pp toward D · 2008: -60.4pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+60.2 2016: R+53.4 2012: R+69.8 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-32.0% since first listed

6 events — show timeline

• 2026-03-08 Listed $170,000 WFRMLS
• 2026-03-05 Listed $170,000 WCBOR
• 2025-11-01 Listing Removed — WFRMLS
• 2025-04-23 Listed $190,000 WFRMLS
• 2025-04-01 Listing Removed — WFRMLS
• 2024-10-12 Listed $250,000 WFRMLS

Property tax history

+3.2%/yr

Latest (2025): $549 · +11.9% YoY. Source: county tax records.