1101 S Carbon Ave #87 · Price, UT 84501

$77,999

3 bd · 2.0 ba · 950 sqft · Manufactured · 120 Days on market

Built 1997 Good condition ↓ 3% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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 this beautifully remodeled 3 bedroom, 2 bathroom home, nestled in a desirable park just minutes from town! With its modern updates and cozy atmosphere, this charming home is the perfect blend of comfort and convenience. The bright and airy interior features a spacious living area, sleek kitchen with updated appliances, and 3 comfortable bedrooms. Enjoy the peaceful surroundings and take advantage of the park's amenities, all while being just a short drive from local shops, restaurants, and attractions. This is the perfect opportunity to own a affordable and stylish home in a great location! New stove and refrigerator to be installed.

Key facts

• Built 1997
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $78k).
• Recommended offer: $71k (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 22d 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 $539 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,979 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 6.6

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $2,919
• Equity at exit: $11,630

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $22,616
• Equity at exit: $6,744

Cash invested: $21,840 (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: 6.6×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $244

Break-even live

Break-even rent $682

Max offer price $77,999

Occupancy floor 70%

Sensitivity live

Price	-10% $298	-5% $271	+0% $244	+5% $217	+10% $190
Rent	-10% $166	-5% $205	+0% $244	+5% $283	+10% $322
Rate	-1.0pp $283	-0.5pp $264	base $244	+0.5pp $224	+1.0pp $203

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: $19,500
• Closing costs: $2,340
• 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	22d	1	1.17mi
560 S Highway 55 Price, UT	2.0	1.0	909	$1,100	$1.21	3d	1	1.28mi
146 N 100 E Price, UT	2.0	1.0	1100	$800	$0.73	22d	1	1.30mi
131 E 300 N Unit 1 Price, UT	2.0	1.0	620	$1,090	$1.76	15d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $77,999 Active 120 DOM
2. 2026-06-17
   days on market $77,999 Active 119 DOM
3. 2026-06-16
   days on market $77,999 Active 118 DOM
4. 2026-06-15
   days on market $77,999 Active 117 DOM
5. 2026-06-14
   days on market $77,999 Active 115 DOM
6. 2026-06-10
   days on market $77,999 Active 112 DOM
7. 2026-06-09
   days on market $77,999 Active 111 DOM
8. 2026-06-08
   days on market $77,999 Active 110 DOM
9. 2026-06-07
   days on market $77,999 Active 109 DOM
10. 2026-06-03
    days on market $77,999 Active 105 DOM
11. 2026-06-02
    days on market $77,999 Active 104 DOM
12. 2026-06-01
    days on market $77,999 Active 103 DOM
13. 2026-05-31
    days on market $77,999 Active 102 DOM
14. 2026-05-31
    days on market $77,999 Active 101 DOM
15. 2026-03-04
    price $77,999 652-char remark

    Show marketing remark (652 chars)

    Welcome to this beautifully remodeled 3 bedroom, 2 bathroom home, nestled in a desirable park just minutes from town! With its modern updates and cozy atmosphere, this charming home is the perfect blend of comfort and convenience. The bright and airy interior features a spacious living area, sleek kitchen with updated appliances, and 3 comfortable bedrooms. Enjoy the peaceful surroundings and take advantage of the park's amenities, all while being just a short drive from local shops, restaurants, and attractions. This is the perfect opportunity to own a affordable and stylish home in a great location! New stove and refrigerator to be installed.

16. 2026-02-18
    listed $79,999 Active 652-char remark

    Show marketing remark (652 chars)

    Welcome to this beautifully remodeled 3 bedroom, 2 bathroom home, nestled in a desirable park just minutes from town! With its modern updates and cozy atmosphere, this charming home is the perfect blend of comfort and convenience. The bright and airy interior features a spacious living area, sleek kitchen with updated appliances, and 3 comfortable bedrooms. Enjoy the peaceful surroundings and take advantage of the park's amenities, all while being just a short drive from local shops, restaurants, and attractions. This is the perfect opportunity to own a affordable and stylish home in a great location! New stove and refrigerator to be installed.

ⓘ 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: $11,895
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,269
• Taxable income: $1,793
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $2,498/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 · 1 photo

Good 80/100 Cosmetic rehab

This beautifully remodeled 3-bedroom, 2-bathroom home is in excellent condition with modern updates and a cozy atmosphere. The bright exterior and interior make it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior — Brightens the home and enhances curb appeal
• Both Replace flooring — Improves aesthetics and durability
• Both Update kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Brightens the home and enhances curb appeal ↑
• Both Replace flooring — Improves aesthetics and durability ↑
• Both Update kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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

-2.5% since first listed

2 events — show timeline

• 2026-03-04 Price Changed $77,999 WFRMLS
• 2026-02-18 Listed $79,999 WFRMLS