43 N 100 W

East Carbon, UT 84520

$63,500B

3 bd · 1.0 ba · 1,536 sqft · Built 1923 · Other · Active · 94 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,247/mo
• Mortgage (P&I): −$333
• Tax + insurance: −$107
• HOA: −$0
• Vac / Maint / Mgmt: −$262
• Net cashflow: $545/mo
• Annual: $6,540/yr
• Cap rate: 16.59%
• Cash-on-cash: 36.78%
• DSCR: 2.64
• 1% rule: 1.96%
• Cash to close: $17,780

Investor read

• This is a 3-bed/1.0-bath other listed at $64k.
• 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).
• It's been on market 94 days — a 9% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $58k (9.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($439 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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).
• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 29 active listings in the ZIP; 196 units permitted in Carbon County in 2024 (168 in 5+ unit buildings).
• 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.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.