359 E 1220 S · Vernal, UT 84078

$215,000

3 bd · 1.5 ba · 1,343 sqft · Townhouse public records · 9 Days on market

Built 2006 6,534 sqft lot ↓ 2% 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 +12.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Private yard area
• Great location
• No hoa

Tags

• PRIVATE YARD AREA
• QUIET DEAD-END STREET
• NO HOA
• INVESTMENT OPPORTUNITY
• GREAT LOCATION

Property features AI

Finance

• Other: Zoned single-family
• HOA & community: Subdivision: Meadowbrook East Estates

Exterior

• Parking: Open/uncovered parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (public) water
• Home design: Townhouse (row-end); Faces south; Residential use
• Construction: Asphalt construction materials; Asphalt roof; Built and standing
• Exterior features: Double-pane windows; Paved roads; Sidewalks; Flat terrain

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 partial/half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Garbage disposal; Free-standing range/oven
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-18 ($-220/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (25.6% below list).
• Recommended offer: $160k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#60 in UT, #3,813 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, amenities A; Watch: crime D+, health & safety D+, employment F.
• Uintah District (town): math 34% / reading 34% proficiency, ranked #60 of 80 in UT (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Naples School (math 39% / reading 36%, grade F, #352 of 585 statewide, top 60%, 502 students, 56% FRL); Vernal Middle (math 35% / reading 38%, grade F, #88 of 138 statewide, top 66%, 849 students, 42% FRL); Uintah High (math 18% / reading 36%, grade F, #131 of 171 statewide, top 79%, 1,808 students, 31% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 276 active listings in the ZIP; solid renter incomes; 85 units permitted in Uintah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Uintah County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.

Recommended offer $160,040 (25.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.74% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-34,367
• Equity at exit: $32,057

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-24,536
• Equity at exit: $18,589

Cash invested: $60,200 (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 84078

• Rents YoY: 4.1%
• Active inventory: 276
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-18

Break-even live

Break-even rent $1,624

Max offer price $211,761

Occupancy floor 96%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-07
   statusdays on market $215,000 Under Contract 9 DOM
2. 2026-06-02
   days on market $215,000 Backup 6 DOM
3. 2026-06-01
   days on market $215,000 Backup 5 DOM
4. 2026-05-31
   days on market $215,000 Backup 4 DOM
5. 2026-05-30
   days on market $215,000 Backup 3 DOM
6. 2026-05-28
   historical Backup
7. 2026-05-27
   listed $215,000 Active
8. 2026-04-13
   historical $1,300
9. 2026-03-06
   listed $1,300
10. 2024-03-14
    historical $1,200
11. 2024-02-04
    listed $1,200
12. 2021-08-06
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2021-07-06
    listed $135,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

14. 2006-12-18
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2006-12-01
    listed $220,000 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: $787 · $66/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$632/yr (+$53/mo · 80.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,205
• − Mortgage interest: −$12,043
• − Property taxes: −$787
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$6,255
• Taxable loss: −$4,028
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $747/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: Uintah District
• NCES district ID: 4901080
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $62,125
• Composite: 30.69/100
• National rank: #6177
• State rank: #60 of 80 in UT

Livability — Vernal

• Score: 75/100
• State rank: #60
• US rank: #3813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Uintah County · 30,975 people
• City population: 30,975
• Metro: Vernal, UT
• Population (ZIP): 30,975
• Household income: $75,113
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 223.0

Population outlook (Uintah County) Hauer SSP2

• Today (2025): 49,582 people
• By 2030: 56,006 · +13.0%
• By 2040: 70,034 · +41.2%
• By 2050: 85,323 · +72.1%
• By 2075: 124,396 · +150.9%
• By 2100: 154,630 · +211.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Uintah

• 2024 margin: Solid R (+73.6) · D 12.3% · R 85.9% · Other 1.8%
• 2008→2024 swing: -4.8pp toward R · 2008: -68.8pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+75.8 2016: R+68.9 2012: R+81.3 2008: R+68.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -304.65%
• Current HPI: 197.5429
• Rent YoY: ▲ 4.07%
• Metro: Vernal, UT
• 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

-2.3% since first listed

10 events — show timeline

• 2026-05-28 Contingent — WFRMLS
• 2026-05-27 Listed $215,000 WFRMLS
• 2026-04-13 Rental Removed $1,300 APPFOLIO
• 2026-03-06 Listed for Rent $1,300 APPFOLIO
• 2024-03-14 Rental Removed $1,200 APPFOLIO
• 2024-02-04 Listed for Rent $1,200 APPFOLIO
• 2021-08-06 Pending — WFRMLS
• 2021-07-06 Listed $135,000 WFRMLS
• 2006-12-18 Sold (MLS) — WFRMLS
• 2006-12-01 Listed $220,000 WFRMLS

Property tax history

+2.0%/yr

Latest (2025): $787 · -1.8% YoY. Source: county tax records.