185 W 200 N · Price, UT 84501

$110,000

3 bd · 1.0 ba · 1,543 sqft · SingleFamily · 18 Days on market

Built 1916 Poor condition 9,583 sqft lot

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Why this score? — see what drove the C 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in the heart of Price. Located at 185 W 200 N, this property is a true fixer-upper with potential for the right buyer. The home offers a functional layout with multiple bedrooms, a spacious living area, and a large attic space that could be reimagined for additional use. This property is in need of significant renovation and is being sold as-is, making it ideal for investors, flippers, or buyers looking to build equity through improvements. With some vision and work, this could be transformed into a great primary residence, rental, or project home. Square footage figures are provided as a courtesy estimate only and were obtained from Cubicasa . Buyer is advised to obtain an

Key facts

• Large attic space
• Functional layout
• 9,583 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• LARGE ATTIC SPACE
• SIGNIFICANT RENOVATION

Property features AI

Exterior

• Utilities: Natural gas available; Electricity available; Sewer available; Culinary (public) water available
• Home design: Bungalow/Cottage style; Single-family property; Built and currently standing
• Construction: Above-grade finished living area approximately 1543; Built/standing construction
• Exterior features: Lot is 0.22 acres; Zoned for single-family use

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas central heating
• Interior features: Total of 7 rooms; No basement; No special window features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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: amenities F, commute F, employment 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.
• Zoned schools: Castle Heights School (math 50% / reading 43%, grade D-, #215 of 585 statewide, top 37%, 422 students, 46% FRL); Mont Harmon Middle (math 36% / reading 44%, grade F, #72 of 138 statewide, top 53%, 601 students, 45% FRL); Carbon High (math 17% / reading 42%, grade F, #124 of 171 statewide, top 74%, 1,023 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.3

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,193
• Equity at exit: $16,401

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $16,113
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $229

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 N 100 E Price, UT	2.0	1.0	1100	$800	$0.73	21d	1	0.33mi
533 E 100 N Price, UT	4.0	2.0	2152	$2,300	$1.07	21d	1	0.77mi

Listing history 1 events

1. 2026-05-04
   listed $110,000 Active 724-char remark

ⓘ 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 ≥93°F today · 10 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: $15,032
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,200
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,498/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 · 13 photos

Poor 20/100 Extensive rehab

This property is in poor condition and requires extensive repairs and updates to become move-in ready. Significant investment is needed to improve the roof, exterior siding, flooring, and interior walls and paint, as well as replace bathroom fixtures and tile. The property has potential for both resale and rental value once these improvements are made.

Repairs flagged

• Major roof — Shingles are visibly damaged
• Major exterior siding — Siding is peeling and damaged
• Major flooring — Carpet is dirty and worn
• Major interior walls/paint — Paint is peeling and walls are damaged
• Major bathroom fixtures — Fixtures are old and in poor condition
• Major bathroom tile — Tile is dirty and worn
• Major interior walls/paint — Paint is peeling and walls are damaged
• Major interior walls/paint — Paint is peeling and walls are damaged
• Major interior walls/paint — Paint is peeling and walls are damaged
• Major interior walls/paint — Paint is peeling and walls are damaged
• Major interior walls/paint — Paint is peeling and walls are damaged
• Major interior walls/paint — Paint is peeling and walls are damaged

Value-add opportunities

• Both roof replacement — New roof will improve both resale and rental value
• Both exterior siding repair/replacement — New siding will improve both resale and rental value
• Both flooring replacement — New flooring will improve both resale and rental value
• Both interior wall and paint repair — New paint and repairs will improve both resale and rental value
• Both bathroom fixtures replacement — New fixtures will improve both resale and rental value
• Both bathroom tile replacement — New tile will improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Shingles are visibly damaged	Major	$15,000–50,000
exterior siding · Siding is peeling and damaged	Major	$15,000–50,000
flooring · Carpet is dirty and worn	Major	$15,000–50,000
interior walls/paint · Paint is peeling and walls are damaged	Major	$15,000–50,000
bathroom fixtures · Fixtures are old and in poor condition	Major	$15,000–50,000
bathroom tile · Tile is dirty and worn	Major	$15,000–50,000
interior walls/paint · Paint is peeling and walls are damaged	Major	$15,000–50,000
interior walls/paint · Paint is peeling and walls are damaged	Major	$15,000–50,000
interior walls/paint · Paint is peeling and walls are damaged	Major	$15,000–50,000
interior walls/paint · Paint is peeling and walls are damaged	Major	$15,000–50,000
interior walls/paint · Paint is peeling and walls are damaged	Major	$15,000–50,000
interior walls/paint · Paint is peeling and walls are damaged	Major	$15,000–50,000
Total estimated repair cost · 12 items		$180,000–600,000

Value-add ROI direction

• Both roof replacement — New roof will improve both resale and rental value ↑
• Both exterior siding repair/replacement — New siding will improve both resale and rental value ↑
• Both flooring replacement — New flooring will improve both resale and rental value ↑
• Both interior wall and paint repair — New paint and repairs will improve both resale and rental value ↑
• Both bathroom fixtures replacement — New fixtures will improve both resale and rental value ↑
• Both bathroom tile replacement — New tile will improve both resale and rental value ↑

ⓘ 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 — 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

• Census place: Price, 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

3 events — show timeline

• 2026-05-29 Sold (MLS) — WFRMLS
• 2026-05-22 Pending — WFRMLS
• 2026-05-04 Listed $110,000 WFRMLS