141 W 100 N · East Carbon, UT 84520

$82,000

1 bd · 1.0 ba · 964 sqft · Other public records · 37 Days on market

Built 1923 9,583 sqft lot ↓ 37% 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Hidden gem nestled in the picturesque Book Cliffs of Columbia, Utah! This diamond-in-the-rough home has solid potential, offering breathtaking views of the surrounding landscape. Although it needs TLC to reach its full potential, the opportunity to put your own stamp on this property is limitless. With some love and care, this fixer-upper can transform into a stunning retreat that seamlessly blends natural beauty with cozy comfort. Don't miss this chance to own a piece of paradise and make it your dream home.

Key facts

• Fixer-upper
• 9,583 sq ft lot
• Garage

Tags

• FIXER-UPPER

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: Subdivision: COLUMBIA SUB

Exterior

• Parking: One-car garage; One covered carport space; Two covered parking spaces total
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Rambler/Ranch style; Single-family property; Built/standing condition
• Construction: Asphalt roof; Construction materials: Other
• Exterior features: Open porch; Basement entrance; Mountain view

Interior

• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Gas central heating
• Interior features: Carpet, hardwood, and linoleum flooring; Basement with entrance; approximately 50% finished; Total of 6 rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Bruin Point School (math 24% / reading 24%, grade F, #474 of 585 statewide, top 83%, 97 students, 76% 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).
• Market conditions: 29 active listings in the ZIP; 196 units permitted in Carbon County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($567 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($80k) 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

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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: 1.20% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 6.9

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: 18.9%
• Equity multiple: 2.07×
• Total profit: $24,671
• Equity at exit: $36,871

10-year hold

• IRR: 20.2%
• Equity multiple: 3.92×
• Total profit: $67,113
• Equity at exit: $56,822

Cash invested: $22,960 (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 84520

• Active inventory: 29
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $232

Break-even live

Break-even rent $691

Max offer price $82,000

Occupancy floor 71%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $82,000 Active 37 DOM
2. 2026-06-17
   days on market $82,000 Active 36 DOM
3. 2026-06-16
   days on market $82,000 Active 35 DOM
4. 2026-06-15
   days on market $82,000 Active 34 DOM
5. 2026-06-14
   days on market $82,000 Active 32 DOM
6. 2026-06-10
   days on market $82,000 Active 29 DOM
7. 2026-06-09
   days on market $82,000 Active 28 DOM
8. 2026-06-08
   days on market $82,000 Active 27 DOM
9. 2026-06-07
   days on market $82,000 Active 26 DOM
10. 2026-06-03
    days on market $82,000 Active 22 DOM
11. 2026-06-02
    days on market $82,000 Active 21 DOM
12. 2026-06-01
    days on market $82,000 Active 20 DOM
13. 2026-05-31
    days on market $82,000 Active 19 DOM
14. 2026-05-31
    days on market $82,000 Active 18 DOM
15. 2026-05-12
    listed $82,000 Active 514-char remark
16. 2026-04-15
    historical
17. 2026-03-16
    price $87,000
18. 2025-10-14
    listed $92,000 Active
19. 2025-02-01
    historical
20. 2025-01-30
    price $87,000
21. 2025-01-27
    price $88,000
22. 2025-01-25
    price $89,000
23. 2025-01-23
    price $89,900
24. 2024-11-17
    listed $99,900 Active
25. 2024-09-01
    historical
26. 2024-08-02
    price $109,900
27. 2024-06-03
    price $115,000
28. 2024-04-20
    price $119,900
29. 2024-02-20
    listed $129,900 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: $983 · $82/mo
• Projected year-2 tax: $983 · $82/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 7/10 Severe
• 🌡 Heat 3/10 Moderate
• 💨 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: $11,822
• − Mortgage interest: −$4,593
• − Property taxes: −$983
• − Insurance: −$410
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,385
• Taxable income: $1,559
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,412/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 — East Carbon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Carbon, UT
• Population (ZIP): 991

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 18% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 10% Lithuanian 3% Portuguese 2%
• Languages at home: 99% English-only · Spanish 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: —
• 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

-36.9% since first listed

15 events — show timeline

• 2026-05-12 Listed $82,000 WFRMLS
• 2026-04-15 Listing Removed — WFRMLS
• 2026-03-16 Price Changed $87,000 WFRMLS
• 2025-10-14 Listed $92,000 WFRMLS
• 2025-02-01 Listing Removed — WFRMLS
• 2025-01-30 Price Changed $87,000 WFRMLS
• 2025-01-27 Price Changed $88,000 WFRMLS
• 2025-01-25 Price Changed $89,000 WFRMLS
• 2025-01-23 Price Changed $89,900 WFRMLS
• 2024-11-17 Listed $99,900 WFRMLS
• 2024-09-01 Listing Removed — WFRMLS
• 2024-08-02 Price Changed $109,900 WFRMLS
• 2024-06-03 Price Changed $115,000 WFRMLS
• 2024-04-20 Price Changed $119,900 WFRMLS
• 2024-02-20 Listed $129,900 WFRMLS

Property tax history

+9.6%/yr

Latest (2025): $983 · -20.0% YoY. Source: county tax records.