140 S 600 E · Wellington, UT 84542

$115,000

2 bd · 1.0 ba · 946 sqft · Other public records · 262 Days on market

Built 1950 7,405 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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

Key facts

• Huge yard
• Lots of potential
• 7,405 sq ft lot

Tags

• HUGE YARD
• LOTS OF POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $9 ($106/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (17.4% below list).
• Recommended offer: $95k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#184 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment D-.
• 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: 35 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 $12k of equity ($795 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,952 (17.4% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $63,176
• Equity at exit: $103,601

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $185,564
• Equity at exit: $223,420

Cash invested: $32,200 (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 84542

• Home prices YoY: 21.0%
• Active inventory: 35
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $9

Break-even live

Break-even rent $938

Max offer price $115,000

Occupancy floor 94%

Sensitivity live

Price	-10% $74	-5% $41	+0% $9	+5% $-24	+10% $-56
Rent	-10% $-66	-5% $-29	+0% $9	+5% $46	+10% $84
Rate	-1.0pp $67	-0.5pp $38	base $9	+0.5pp $-21	+1.0pp $-51

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 262 DOM
2. 2026-06-17
   days on market $115,000 Active 261 DOM
3. 2026-06-16
   days on market $115,000 Active 260 DOM
4. 2026-06-15
   days on market $115,000 Active 259 DOM
5. 2026-06-14
   days on market $115,000 Active 257 DOM
6. 2026-06-10
   days on market $115,000 Active 254 DOM
7. 2026-06-09
   days on market $115,000 Active 253 DOM
8. 2026-06-08
   days on market $115,000 Active 252 DOM
9. 2026-06-07
   days on market $115,000 Active 251 DOM
10. 2026-06-03
    days on market $115,000 Active 247 DOM
11. 2026-06-02
    days on market $115,000 Active 246 DOM
12. 2026-06-01
    days on market $115,000 Active 245 DOM
13. 2026-05-31
    days on market $115,000 Active 244 DOM
14. 2026-05-31
    days on market $115,000 Active 243 DOM
15. 2026-02-11
    price $115,000 98-char remark

    Show marketing remark (98 chars)

    His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

16. 2026-02-11
    price $110,000 98-char remark

    Show marketing remark (98 chars)

    His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

17. 2025-12-02
    price $125,000 98-char remark

    Show marketing remark (98 chars)

    His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

18. 2025-11-01
    price $135,000 98-char remark

    Show marketing remark (98 chars)

    His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

19. 2025-10-27
    price $128,000 98-char remark

    Show marketing remark (98 chars)

    His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

20. 2025-10-20
    status Active 98-char remark

    Show marketing remark (98 chars)

    His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

21. 2025-10-08
    historical Backup 98-char remark

    Show marketing remark (98 chars)

    His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

22. 2025-09-30
    listed $135,000 Active 98-char remark

    Show marketing remark (98 chars)

    His home is centrally located in Wellington. Huge yard with lots of potential. Home is Sold as is.

23. 2019-12-18
    soldstatus
24. 2013-09-27
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2012-05-31
    listed $39,900 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: $1,084 · $90/mo
• Projected year-2 tax: $1,084 · $90/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 5 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,394
• − Mortgage interest: −$6,442
• − Property taxes: −$1,084
• − Insurance: −$575
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,345
• Taxable loss: −$1,875
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $556/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 — Wellington

• Score: 63/100
• State rank: #184
• US rank: #15555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellington, UT
• Population (ZIP): 1,526

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Italian 7% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 46.58%
• Current HPI: 268.73
• 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

+188.2% since first listed

11 events — show timeline

• 2026-02-11 Price Changed $115,000 WFRMLS
• 2026-02-11 Price Changed $110,000 WFRMLS
• 2025-12-02 Price Changed $125,000 WFRMLS
• 2025-11-01 Price Changed $135,000 WFRMLS
• 2025-10-27 Price Changed $128,000 WFRMLS
• 2025-10-20 Relisted — WFRMLS
• 2025-10-08 Contingent — WFRMLS
• 2025-09-30 Listed $135,000 WFRMLS
• 2019-12-18 Sold (Public Records) — Public Records
• 2013-09-27 Sold (MLS) — WFRMLS
• 2012-05-31 Listed $39,900 WFRMLS

Property tax history

+20.2%/yr

Latest (2025): $1,084 · +41.7% YoY. Source: county tax records.