43 N 100 W · East Carbon, UT 84520

$63,500

3 bd · 1.0 ba · 1,536 sqft · Other public records · 94 Days on market

Built 1923 10,018 sqft lot ↓ 10% 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

Historic Book Cliffs Home Own a piece of East Carbon history with this one-of-a-kind residence nestled against the majestic Book Cliffs. Once the original Company Store office, this home has soaring high ceilings that radiate character and untapped potential. This property offers a rare blend of industrial heritage and mountain-side serenity. Whether you envision a grand open-concept gallery or a unique modern retreat, the architectural "bones" provide a spectacular canvas for your vision.

Key facts

• Historic residence
• Open-concept gallery
• Modern retreat

Tags

• HISTORIC RESIDENCE
• ORIGINAL COMPANY STORE OFFICE
• HIGH CEILINGS
• OPEN-CONCEPT GALLERY
• MODERN RETREAT

Property features AI

Finance

• Other: Lot approximately 0.23 acres; Zoned single-family; Above-grade finished area approximately 1536

Exterior

• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (public) water
• Home design: Bungalow/Cottage style; Single-family property; Built/standing
• Construction: Other construction materials; Asphalt roof
• Exterior features: Open porch; Walkout; Graded, hilly terrain; Mountain view

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Hardwood flooring; Full basement; 7 total rooms; Has mountain view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $64k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $58k (9.0% 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 $2k of equity ($439 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,785 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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: 1.96% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.78%
• DSCR: 2.64
• GRM: 4.2

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: 42.4%
• Equity multiple: 3.38×
• Total profit: $42,378
• Equity at exit: $28,552

10-year hold

• IRR: 42.2%
• Equity multiple: 6.75×
• Total profit: $102,254
• Equity at exit: $44,003

Cash invested: $17,780 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $545

Break-even live

Break-even rent $557

Max offer price $63,500

Occupancy floor 51%

Sensitivity live

Price	-10% $581	-5% $563	+0% $545	+5% $527	+10% $509
Rent	-10% $446	-5% $496	+0% $545	+5% $594	+10% $643
Rate	-1.0pp $577	-0.5pp $561	base $545	+0.5pp $529	+1.0pp $512

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $63,500 Active 94 DOM
2. 2026-06-17
   days on market $63,500 Active 93 DOM
3. 2026-06-16
   days on market $63,500 Active 92 DOM
4. 2026-06-15
   days on market $63,500 Active 91 DOM
5. 2026-06-14
   days on market $63,500 Active 89 DOM
6. 2026-06-10
   days on market $63,500 Active 86 DOM
7. 2026-06-09
   days on market $63,500 Active 85 DOM
8. 2026-06-08
   days on market $63,500 Active 84 DOM
9. 2026-06-07
   pricedays on market $63,500 Active 83 DOM
10. 2026-06-03
    days on market $67,000 Active 79 DOM
11. 2026-06-02
    days on market $67,000 Active 78 DOM
12. 2026-06-01
    days on market $67,000 Active 77 DOM
13. 2026-05-31
    days on market $67,000 Active 76 DOM
14. 2026-05-31
    days on market $67,000 Active 75 DOM
15. 2026-04-21
    historical Backup
16. 2026-04-08
    price $87,500
17. 2026-03-16
    listed $97,500 Active
18. 2023-08-04
    soldstatus

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $965 · $80/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: $14,960
• − Mortgage interest: −$3,557
• − Property taxes: −$965
• − Insurance: −$318
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,847
• Taxable income: $5,879
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $5,128/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

-10.3% since first listed

4 events — show timeline

• 2026-04-21 Contingent — WFRMLS
• 2026-04-08 Price Changed $87,500 WFRMLS
• 2026-03-16 Listed $97,500 WFRMLS
• 2023-08-04 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $965 · -16.3% YoY. Source: county tax records.