1101 S Carbon Ave #70 · Price, UT 84501

$41,999

2 bd · 1.0 ba · 850 sqft · Manufactured · 135 Days on market

Built 1978 Good condition $435/mo HOA · 44% of rent ↓ 4% since listing

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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 +21.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lot 70! This 3 bedroom1 bathroom home features a main floor laundry, primary bedroom and bath on the main floor, kitchen include stove, and fridge. Cute, Clean, and move-in ready! Conveniently located! Square footage figures are provided as a courtesy estimate. Must pass background check. Can not be moved.

Key facts

• Built 1978
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $61 ($737/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $42k).
• Recommended offer: $37k (12.0% 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 $290 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.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,959 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.37% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 3.5

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-2,612
• Equity at exit: $6,262

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $3,908
• Equity at exit: $3,631

Cash invested: $11,760 (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: 3.5×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$17
• HOA: −$435
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $61

Break-even live

Break-even rent $918

Max offer price $41,999

Occupancy floor 89%

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: $10,500
• Closing costs: $1,260
• 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: $435 · $5,220/yr

Listing history 19 events

1. 2026-06-18
   days on market $41,999 Active 135 DOM
2. 2026-06-17
   days on market $41,999 Active 134 DOM
3. 2026-06-16
   days on market $41,999 Active 133 DOM
4. 2026-06-15
   days on market $41,999 Active 132 DOM
5. 2026-06-14
   days on market $41,999 Active 130 DOM
6. 2026-06-10
   days on market $41,999 Active 127 DOM
7. 2026-06-09
   days on market $41,999 Active 126 DOM
8. 2026-06-08
   days on market $41,999 Active 125 DOM
9. 2026-06-07
   days on market $41,999 Active 124 DOM
10. 2026-06-03
    days on market $41,999 Active 120 DOM
11. 2026-06-02
    days on market $41,999 Active 119 DOM
12. 2026-06-01
    days on market $41,999 Active 118 DOM
13. 2026-05-31
    days on market $41,999 Active 117 DOM
14. 2026-05-31
    days on market $41,999 Active 116 DOM
15. 2026-03-04
    price $47,999 318-char remark

    Show marketing remark (318 chars)

    Welcome to Lot 70! This 3 bedroom1 bathroom home features a main floor laundry, primary bedroom and bath on the main floor, kitchen include stove, and fridge. Cute, Clean, and move-in ready! Conveniently located! Square footage figures are provided as a courtesy estimate. Must pass background check. Can not be moved.

16. 2026-02-04
    listed $49,999 Active 318-char remark

    Show marketing remark (318 chars)

    Welcome to Lot 70! This 3 bedroom1 bathroom home features a main floor laundry, primary bedroom and bath on the main floor, kitchen include stove, and fridge. Cute, Clean, and move-in ready! Conveniently located! Square footage figures are provided as a courtesy estimate. Must pass background check. Can not be moved.

17. 2026-01-02
    historical
18. 2025-11-25
    price $47,999
19. 2025-10-09
    listed $49,999 Active

ⓘ 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: $11,949
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$956
• − Management: −$956
• − HOA: −$5,220
• − Depreciation: −$1,222
• Taxable income: $403
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $640/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

Good 80/100 Cosmetic rehab

This move-in ready manufactured home features a clean and well-maintained interior with good condition throughout. Minor exterior updates and maintenance can further enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior walls and trim. — Enhances curb appeal and can increase both resale and rental value.
• Both Replace the wooden deck. — Improves the home's appearance and can increase both resale and rental value.
• Rental Clean and maintain the HVAC system. — Ensures the home is comfortable and energy-efficient, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls and trim. — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace the wooden deck. — Improves the home's appearance and can increase both resale and rental value. ↑
• Rental Clean and maintain the HVAC system. — Ensures the home is comfortable and energy-efficient, which is important for rental properties. ↑

ⓘ 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

-4.0% since first listed

5 events — show timeline

• 2026-03-04 Price Changed $47,999 WFRMLS
• 2026-02-04 Listed $49,999 WFRMLS
• 2026-01-02 Listing Removed — WFRMLS
• 2025-11-25 Price Changed $47,999 WFRMLS
• 2025-10-09 Listed $49,999 WFRMLS