248 W 200 S · Ephraim, UT 84627

$415,000

6 bd · 3.0 ba · 2,812 sqft · SingleFamily · 4 Days on market

Built 2021 0.29 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.7/10.0

Listing remarks

Well-maintained home in the heart of Ephraim with a spacious lot and room to grow. Enjoy single-level living with no-step entry, vaulted ceilings, and an open, bright layout that's easy to live in. The main living area flows seamlessly into the kitchen and dining space, creating a comfortable setting for everyday living and entertaining. The basement offers a great start toward completion, giving you the opportunity to finish it the way you want and add value over time. Located in a quiet neighborhood just minutes from Snow College and local amenities, this home offers a great balance of comfort, flexibility, and small-town living. Square footage figures are provided as a courtesy estimate

Key facts

• Main living area
• Open layout
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• NO-STEP ENTRY
• VAULTED CEILINGS
• OPEN LAYOUT
• MAIN LIVING AREA
• QUIET NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Subdivision: Hidden Creek Subdivision

Exterior

• Parking: Attached 2-car garage; Total 2 parking spaces (2 covered)
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected (culinary)
• Home design: Rambler/Ranch style; Single-family property; Built/standing
• Construction: Stone and stucco exterior; Asphalt roof; Full basement
• Exterior features: Full landscaping

Interior

• Kitchen: Microwave; Range/oven; Range hood; Garbage disposal
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Walk-in closet; Garbage disposal; Free-standing range/oven; Ceiling fans; Microwave; Range hood
• Laundry & utility: Basement utility space (full basement, approximately 60% finished)

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-695 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (43.2% below list).
• Recommended offer: $236k (43.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#71 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: employment C-, amenities D+, commute F.
• South Sanpete District (town): math 40% / reading 42% proficiency, ranked #48 of 80 in UT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ephraim School (math 61% / reading 49%, grade C, #99 of 585 statewide, top 18%, 527 students, 50% FRL); Ephraim Middle (math 38% / reading 44%, grade F, #66 of 138 statewide, top 49%, 494 students, 44% FRL); Manti High (math 32% / reading 42%, grade F, #78 of 171 statewide, top 49%, 693 students, 36% FRL).
• Market conditions: 48 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 266 units permitted in Sanpete County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Sanpete County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $235,873 (43.2% 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. 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?
4. 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.
5. 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.
6. 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: 0.57% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.18%
• DSCR: 0.68
• GRM: 14.7

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $181,572
• Equity at exit: $373,865

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $569,225
• Equity at exit: $806,254

Cash invested: $116,200 (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 84627

• Home prices YoY: 4.5%
• Active inventory: 48
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-695

Break-even live

Break-even rent $3,239

Max offer price $292,146

Occupancy floor —

Sensitivity live

Price	-10% $-461	-5% $-578	+0% $-695	+5% $-813	+10% $-930
Rent	-10% $-882	-5% $-789	+0% $-695	+5% $-602	+10% $-509
Rate	-1.0pp $-486	-0.5pp $-590	base $-695	+0.5pp $-803	+1.0pp $-912

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
267 E 300 N Ephraim, UT	6.0	2.5	2050	$2,200	$1.07	24d	1	0.89mi
165 W 700 N Ephraim, UT	5.0	3.0	2800	$2,500	$0.89	3d	1	1.08mi

Listing history 2 events

1. 2026-04-28
   status Under Contract
2. 2026-04-24
   listed $415,000 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: $2,516 · $210/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$223/yr (+$19/mo · 8.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,305
• − Mortgage interest: −$23,246
• − Property taxes: −$2,516
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$12,073
• Taxable loss: −$16,134
• Est. tax savings @ 24.0%: +$3,872
• After-tax cash flow: $-4,473/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: South Sanpete District
• NCES district ID: 4900960
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $44,193
• Composite: 34.77/100
• National rank: #5125
• State rank: #48 of 80 in UT

Livability — Ephraim

• Score: 73/100
• State rank: #71
• US rank: #5220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ephraim, UT
• City population: 6,151
• Population (ZIP): 6,151

Population outlook (Sanpete County) Hauer SSP2

• Today (2025): 32,031 people
• By 2030: 33,542 · +4.7%
• By 2040: 36,370 · +13.5%
• By 2050: 38,856 · +21.3%
• By 2075: 42,939 · +34.1%
• By 2100: 42,841 · +33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Black 2% Two or more races 2%
• Common ancestry: Italian 8% Scottish 5% Slovak 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Sanpete

• 2024 margin: Solid R (+67.6) · D 14.7% · R 82.3% · Other 3.0%
• 2008→2024 swing: -10.2pp toward R · 2008: -57.4pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+68.6 2016: R+55.3 2012: R+78.1 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.65%
• Current HPI: 364.02
• 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

• 2026-04-28 Pending — WFRMLS
• 2026-04-24 Listed $415,000 WFRMLS

Property tax history

+25.7%/yr

Latest (2025): $2,516 · -0.7% YoY. Source: county tax records.