136 W Whitmore Dr · East Carbon, UT 84520

$70,000

3 bd · 0.5 ba · 815 sqft · Other public records · 24 Days on market

Built 1942 5,227 sqft lot ↓ 7% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special! Fixer-Upper with Strong Potential in East Carbon City This diamond-in-the-rough home is ready for your vision and offers a clean slate for investors or handy homeowners. Recent updates include: Brand new front door New windows New plywood sheathing New water heater Brand new electrical service Partial new plumbing The property still needs insulation, sheetrock, and finishing work to make it shine. The basement has already been dug out, giving you a head start on additional living space or storage. Nestled in a tight-knit, friendly community, this home is conveniently located near an elementary school, grocery store, and local restaurants - perfect for families or rental in

Key facts

• Strong potential
• New water heater
• New front door

Tags

• FIXER-UPPER
• STRONG POTENTIAL
• NEW FRONT DOOR
• NEW WINDOWS
• NEW PLYWOOD SHEATHING
• NEW WATER HEATER

Property features AI

Finance

• Financial info: Annual tax amount: $600
• HOA & community: Subdivision: Dragerton Sub

Exterior

• Parking: 1 open/uncovered parking space; RV parking available
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Bungalow/Cottage style; Single-family property; Single level; Built and standing
• Construction: Frame construction with asbestos siding; Asbestos shingle roof; No basement
• Exterior features: Fully fenced yard; Secluded setting; Sidewalks; Mountain view

Interior

• Bedrooms: 3 main-level bedrooms; 4 total rooms
• Flooring: Hardwood flooring
• Bathrooms: 1 half bathroom
• Interior features: Single-level living; Basement entrance; Double-pane windows; Has view
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% 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 ($484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.18%
• DSCR: 2.12
• GRM: 5.3

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: 31.2%
• Equity multiple: 2.77×
• Total profit: $34,628
• Equity at exit: $31,475

10-year hold

• IRR: 31.6%
• Equity multiple: 5.42×
• Total profit: $86,571
• Equity at exit: $48,507

Cash invested: $19,600 (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 84520

• Active inventory: 29
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $411

Break-even live

Break-even rent $579

Max offer price $70,000

Occupancy floor 58%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $70,000 Active 24 DOM
2. 2026-06-17
   days on market $70,000 Active 23 DOM
3. 2026-06-16
   days on market $70,000 Active 22 DOM
4. 2026-06-15
   days on market $70,000 Active 21 DOM
5. 2026-06-14
   days on market $70,000 Active 19 DOM
6. 2026-06-10
   days on market $70,000 Active 16 DOM
7. 2026-06-09
   days on market $70,000 Active 15 DOM
8. 2026-06-08
   days on market $70,000 Active 14 DOM
9. 2026-06-07
   days on market $70,000 Active 13 DOM
10. 2026-06-03
    days on market $70,000 Active 9 DOM
11. 2026-06-02
    days on market $70,000 Active 8 DOM
12. 2026-06-01
    days on market $70,000 Active 7 DOM
13. 2026-05-31
    days on market $70,000 Active 6 DOM
14. 2026-05-31
    days on market $70,000 Active 5 DOM
15. 2026-05-25
    listed $70,000 Active
16. 2025-06-19
    historical
17. 2024-12-23
    status Active
18. 2024-12-19
    historical
19. 2024-06-26
    status Active
20. 2024-06-19
    historical
21. 2023-12-18
    listed $75,000 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: $730 · $61/mo
• Projected year-2 tax: $730 · $61/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: $13,190
• − Mortgage interest: −$3,921
• − Property taxes: −$730
• − Insurance: −$350
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,036
• Taxable income: $4,043
• Est. tax owed @ 24.0%: −$970
• After-tax cash flow: $3,965/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

-6.7% since first listed

7 events — show timeline

• 2026-05-25 Listed $70,000 WFRMLS
• 2025-06-19 Listing Removed — WFRMLS
• 2024-12-23 Relisted — WFRMLS
• 2024-12-19 Listing Removed — WFRMLS
• 2024-06-26 Relisted — WFRMLS
• 2024-06-19 Listing Removed — WFRMLS
• 2023-12-18 Listed $75,000 WFRMLS

Property tax history

+8.9%/yr

Latest (2025): $730 · -24.3% YoY. Source: county tax records.