112 S Lake Dr · Lake Powell, UT 84533

$149,900

3 bd · 2.0 ba · 895 sqft · Other · 40 Days on market

Built 1997 ↓ 17% since listing

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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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Trailer with Beautiful Views in Ticaboo, Utah Fully furnished 1997 CVCI trailer in good condition that comes with a 5,100 square foot lot. 20 minutes from Bull Frog Marina at Lake Powell. Three bedrooms, 2 full baths, small laundry room/ hallway, front room, kitchen, external shed, and central A/C and furnace that work great. 895 square foot trailer with light colored asphalt shingles and painted wood board exterior. 445 square foot RV/ boat aluminum awning on the west side with newly painted support poles and a 107 square foot aluminum porch awning on the east side. East side deck leads to the front entrance with a new combination entry lock on the front door and rear steps lead down from the west entrance. The trailer comes with the following: 3 beds, night stands, lamps, 3 recliners, couch, ottoman, new TV, two CD players with many CDs/ VHS, fully stocked kitchen including propane stove/ cook top, refrigerator, microwave, dish washer, pot & pans, utensils, bowls, plates, knifes, etc. , stacked washer/ dryer, new blinds, local landscape pictures throughout, newly painted interior, carpets and linoleum in good condition, new mattress in the middle bedroom and new mattress toppers in the other two bedrooms, blankets and pillows, new water heater in July 2025, and all plumbing, sewer, and electrical in good working order. Water, electrical and sewer supplied by Ticaboo City and the propane from a 500-gal tank on the property. Well organized, newly panted shed, 151 square feet with electrical outlets, lighting, storage shelves, work bench/ cabinet, two filleting tables, two ladders, full set of tools, extension cords, hoses, and pegboard. Asking $149,900 OBO.

Key facts

• External shed
• Aluminum awning
• Central a/c

Tags

• FULLY FURNISHED
• EXTERNAL SHED
• CENTRAL A/C
• ALUMINUM AWNING
• NEW COMBINATION ENTRY LOCK
• NEWLY PAINTED INTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-39 ($-471/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (29.0% below list).
• Recommended offer: $106k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Garfield District (rural): math 35% / reading 38% proficiency, ranked #59 of 80 in UT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Panguitch School (math 47% / reading 42%, grade F, #240 of 585 statewide, top 43%, 238 students, 42% FRL); Panguitch Middle (math 42% / reading 42%, grade D-, #58 of 138 statewide, top 43%, 72 students, 31% FRL); Panguitch High (math 24% / reading 34%, grade F, #124 of 171 statewide, top 74%, 159 students, 20% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 57 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Garfield County population projected at -27% 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,475 (29.0% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.71% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 11.7

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: 6.4%
• Equity multiple: 1.37×
• Total profit: $15,480
• Equity at exit: $67,402

10-year hold

• IRR: 9.3%
• Equity multiple: 2.39×
• Total profit: $58,524
• Equity at exit: $103,874

Cash invested: $41,972 (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 84533

• Active inventory: 6
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-39

Break-even live

Break-even rent $1,114

Max offer price $142,972

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $3	+0% $-39	+5% $-82	+10% $-124
Rent	-10% $-123	-5% $-81	+0% $-39	+5% $3	+10% $45
Rate	-1.0pp $36	-0.5pp $-1	base $-39	+0.5pp $-78	+1.0pp $-118

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $149,900 Active 40 DOM
2. 2026-06-21
   days on market $149,900 Active 39 DOM
3. 2026-06-21
   days on market $149,900 Active 38 DOM
4. 2026-06-18
   days on market $149,900 Active 36 DOM
5. 2026-06-17
   days on market $149,900 Active 35 DOM
6. 2026-06-16
   days on market $149,900 Active 34 DOM
7. 2026-06-15
   days on market $149,900 Active 33 DOM
8. 2026-06-15
   days on market $149,900 Active 32 DOM
9. 2026-06-13
   days on market $149,900 Active 31 DOM
10. 2026-06-12
    days on market $149,900 Active 30 DOM
11. 2026-06-09
    days on market $149,900 Active 27 DOM
12. 2026-06-08
    days on market $149,900 Active 26 DOM
13. 2026-06-08
    days on market $149,900 Active 25 DOM
14. 2026-06-07
    days on market $149,900 Active 24 DOM
15. 2026-06-03
    days on market $149,900 Active 21 DOM
16. 2026-06-02
    days on market $149,900 Active 20 DOM
17. 2026-06-01
    days on market $149,900 Active 19 DOM
18. 2026-05-31
    days on market $149,900 Active 18 DOM
19. 2026-05-10
    price $149,900 1692-char remark

    Show marketing remark (1692 chars)

    Trailer with Beautiful Views in Ticaboo, Utah Fully furnished 1997 CVCI trailer in good condition that comes with a 5,100 square foot lot. 20 minutes from Bull Frog Marina at Lake Powell. Three bedrooms, 2 full baths, small laundry room/ hallway, front room, kitchen, external shed, and central A/C and furnace that work great. 895 square foot trailer with light colored asphalt shingles and painted wood board exterior. 445 square foot RV/ boat aluminum awning on the west side with newly painted support poles and a 107 square foot aluminum porch awning on the east side. East side deck leads to the front entrance with a new combination entry lock on the front door and rear steps lead down from the west entrance. The trailer comes with the following: 3 beds, night stands, lamps, 3 recliners, couch, ottoman, new TV, two CD players with many CDs/ VHS, fully stocked kitchen including propane stove/ cook top, refrigerator, microwave, dish washer, pot & pans, utensils, bowls, plates, knifes, etc. , stacked washer/ dryer, new blinds, local landscape pictures throughout, newly painted interior, carpets and linoleum in good condition, new mattress in the middle bedroom and new mattress toppers in the other two bedrooms, blankets and pillows, new water heater in July 2025, and all plumbing, sewer, and electrical in good working order. Water, electrical and sewer supplied by Ticaboo City and the propane from a 500-gal tank on the property. Well organized, newly panted shed, 151 square feet with electrical outlets, lighting, storage shelves, work bench/ cabinet, two filleting tables, two ladders, full set of tools, extension cords, hoses, and pegboard. Asking $149,900 OBO.

20. 2026-05-08
    listed $149,900 Active
21. 2026-05-06
    listed $180,000 Active 1692-char remark

    Show marketing remark (1692 chars)

    Trailer with Beautiful Views in Ticaboo, Utah Fully furnished 1997 CVCI trailer in good condition that comes with a 5,100 square foot lot. 20 minutes from Bull Frog Marina at Lake Powell. Three bedrooms, 2 full baths, small laundry room/ hallway, front room, kitchen, external shed, and central A/C and furnace that work great. 895 square foot trailer with light colored asphalt shingles and painted wood board exterior. 445 square foot RV/ boat aluminum awning on the west side with newly painted support poles and a 107 square foot aluminum porch awning on the east side. East side deck leads to the front entrance with a new combination entry lock on the front door and rear steps lead down from the west entrance. The trailer comes with the following: 3 beds, night stands, lamps, 3 recliners, couch, ottoman, new TV, two CD players with many CDs/ VHS, fully stocked kitchen including propane stove/ cook top, refrigerator, microwave, dish washer, pot & pans, utensils, bowls, plates, knifes, etc. , stacked washer/ dryer, new blinds, local landscape pictures throughout, newly painted interior, carpets and linoleum in good condition, new mattress in the middle bedroom and new mattress toppers in the other two bedrooms, blankets and pillows, new water heater in July 2025, and all plumbing, sewer, and electrical in good working order. Water, electrical and sewer supplied by Ticaboo City and the propane from a 500-gal tank on the property. Well organized, newly panted shed, 151 square feet with electrical outlets, lighting, storage shelves, work bench/ cabinet, two filleting tables, two ladders, full set of tools, extension cords, hoses, and pegboard. Asking $149,900 OBO.

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$608/yr (+$51/mo · 159.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,777
• − Mortgage interest: −$8,397
• − Property taxes: −$382
• − Insurance: −$750
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$4,361
• Taxable loss: −$3,156
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $287/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: Garfield District
• NCES district ID: 4900300
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $46,018
• Composite: 31.2/100
• National rank: #6045
• State rank: #59 of 80 in UT

Livability — Lake Powell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 103

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 4,614 people
• By 2030: 4,366 · -5.4%
• By 2040: 3,801 · -17.6%
• By 2050: 3,384 · -26.7%
• By 2075: 2,877 · -37.6%
• By 2100: 2,822 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 10% Hispanic / Latino 5% Two or more races 5% Native American 5%
• Common ancestry: Subsaharan African 5%
• Foreign-born: 27% · China, Canada
• Languages at home: 73% English-only · Other Asian/Pacific 13% Spanish 5% Other Indo-European 5%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+59.4) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: +1.0pp toward D · 2008: -60.4pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+60.2 2016: R+53.4 2012: R+69.8 2008: R+60.4

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

-16.7% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $149,900 Fizber.com
• 2026-05-08 Listed $149,900 Fizber.com
• 2026-05-06 Listed $180,000 Fizber.com