1101 S Carbon Ave #93 · Price, UT 84501

$38,000

2 bd · 1.0 ba · 838 sqft · Manufactured · 104 Days on market

Built 1972 Fair condition 435 sqft lot $425/mo HOA · 43% of rent

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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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-kept 2-bedroom, 1-bath home offering a warm and inviting interior with a functional layout. The living area is comfortable and welcoming, flowing into a charming eat-in kitchen with ample cabinet space and natural light. Enjoy the front deck, perfect for relaxing or entertaining. The property features a low-maintenance exterior and a peaceful setting, while still being conveniently located near local amenities, schools, and shopping. An excellent opportunity for affordable homeownership or investment

Key facts

• 3 parking spots
• Built 1972
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $38k).
• Recommended offer: $35k (9.0% 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: schools C-, amenities F, commute 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.
• Market conditions: 146 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $263 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,580 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.62% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 3.2

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $452
• Equity at exit: $5,666

10-year hold

• IRR: 11.3%
• Equity multiple: 1.91×
• Total profit: $9,670
• Equity at exit: $3,286

Cash invested: $10,640 (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: 3.2×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$425
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $99

Break-even live

Break-even rent $870

Max offer price $38,000

Occupancy floor 85%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 S 500 E Price, UT	2.0	1.0	817	$995	$1.22	21d	1	1.14mi
146 N 100 E Price, UT	2.0	1.0	1100	$800	$0.73	21d	1	1.24mi
560 S Highway 55 Price, UT	2.0	1.0	909	$1,100	$1.21	2d	1	1.31mi
131 E 300 N Unit 1 Price, UT	2.0	1.0	620	$1,090	$1.76	14d	1	1.42mi

HOA detail

• Monthly dues: $425 · $5,100/yr

Listing history 16 events

1. 2026-06-18
   days on market $38,000 Active 104 DOM
2. 2026-06-17
   days on market $38,000 Active 103 DOM
3. 2026-06-16
   days on market $38,000 Active 102 DOM
4. 2026-06-15
   days on market $38,000 Active 101 DOM
5. 2026-06-14
   days on market $38,000 Active 99 DOM
6. 2026-06-10
   days on market $38,000 Active 96 DOM
7. 2026-06-09
   days on market $38,000 Active 95 DOM
8. 2026-06-08
   days on market $38,000 Active 94 DOM
9. 2026-06-07
   days on market $38,000 Active 93 DOM
10. 2026-06-03
    days on market $38,000 Active 89 DOM
11. 2026-06-02
    days on market $38,000 Active 88 DOM
12. 2026-06-01
    days on market $38,000 Active 87 DOM
13. 2026-05-31
    days on market $38,000 Active 86 DOM
14. 2026-05-31
    statusdays on market $38,000 Active 85 DOM
15. 2026-05-19
    status Under Contract 510-char remark

    Show marketing remark (510 chars)

    Well-kept 2-bedroom, 1-bath home offering a warm and inviting interior with a functional layout. The living area is comfortable and welcoming, flowing into a charming eat-in kitchen with ample cabinet space and natural light. Enjoy the front deck, perfect for relaxing or entertaining. The property features a low-maintenance exterior and a peaceful setting, while still being conveniently located near local amenities, schools, and shopping. An excellent opportunity for affordable homeownership or investment

16. 2026-02-24
    listed $38,000 Active 510-char remark

    Show marketing remark (510 chars)

    Well-kept 2-bedroom, 1-bath home offering a warm and inviting interior with a functional layout. The living area is comfortable and welcoming, flowing into a charming eat-in kitchen with ample cabinet space and natural light. Enjoy the front deck, perfect for relaxing or entertaining. The property features a low-maintenance exterior and a peaceful setting, while still being conveniently located near local amenities, schools, and shopping. An excellent opportunity for affordable homeownership or investment

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 16 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: $11,955
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$956
• − Management: −$956
• − HOA: −$5,100
• − Depreciation: −$1,105
• Taxable income: $948
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $966/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and exterior, which would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate interior paint — faded and could benefit from fresh paint

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen would significantly increase its appeal
• Resale exterior paint — fresh paint would improve curb appeal
• Both landscaping — enhanced landscaping would attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
interior paint · faded and could benefit from fresh paint	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen would significantly increase its appeal ↑
• Resale exterior paint — fresh paint would improve curb appeal ↑
• Both landscaping — enhanced landscaping would attract more buyers and renters ↑

ⓘ 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

2 events — show timeline

• 2026-05-19 Pending — WFRMLS
• 2026-02-24 Listed $38,000 WFRMLS