110 N Connor Ave E · Stockton, UT 84071

$130,900

2 bd · 1.0 ba · 1,116 sqft · Other public records · 7 Days on market

Built 1895 7,840 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

There are no remarks available.

Key facts

• Historic mining town
• Rare opportunity
• New construction

Tags

• HISTORIC MINING TOWN
• NEW CONSTRUCTION
• RARE OPPORTUNITY

Property features AI

Exterior

• Parking: 4 total parking spaces (4 open)
• Utilities: Public sewer (connected); Culinary water
• Home design: Bungalow/Cottage style; Single-family residence; Faces west
• Construction: Cedar and frame construction; Asphalt roof; Built and currently standing
• Exterior features: Partially fenced yard; Sidewalks; Gradual slope terrain

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Partial basement; Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $131k.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $131k).

Location & tenants

• Location reads 63/100 on livability (#176 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tooele District (town): math 32% / reading 34% proficiency, ranked #62 of 80 in UT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tooele Jr High (math 33% / reading 28%, grade F, #106 of 138 statewide, top 77%, 733 students, 54% FRL); Tooele High (math 23% / reading 37%, grade F, #119 of 171 statewide, top 71%, 1,768 students, 25% FRL).
• Market conditions: 22 active listings in the ZIP; 867 units permitted in Tooele County in 2024 (87 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($905 loan paydown + $13k appreciation (10.0% local appreciation)).
• Tooele County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y ago 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

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,900

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.73% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.87%
• DSCR: 2.37
• GRM: 4.8

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: 47.8%
• Equity multiple: 4.58×
• Total profit: $131,336
• Equity at exit: $117,925

10-year hold

• IRR: 41.6%
• Equity multiple: 10.26×
• Total profit: $339,537
• Equity at exit: $254,310

Cash invested: $36,652 (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 84071

• Home prices YoY: 6.5%
• Active inventory: 22
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$686
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $943

Break-even live

Break-even rent $1,069

Max offer price $130,900

Occupancy floor 53%

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: $32,725
• Closing costs: $3,927
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $130,900 Active 7 DOM
2. 2026-06-17
   days on market $130,900 Active 6 DOM
3. 2026-06-16
   days on market $130,900 Active 5 DOM
4. 2026-06-15
   days on market $130,900 Active 4 DOM
5. 2026-06-13
   remarks 598-char remark
6. 2026-06-13
   listed $130,900 Active 2 DOM

ⓘ 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: $1,242 · $103/mo
• Projected year-2 tax: $1,242 · $103/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 4/10 Moderate 5 d/yr ≥93°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,148
• − Mortgage interest: −$7,332
• − Property taxes: −$1,242
• − Insurance: −$654
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − Depreciation: −$3,808
• Taxable income: $9,768
• Est. tax owed @ 24.0%: −$2,344
• After-tax cash flow: $8,969/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: Tooele District
• NCES district ID: 4901050
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $63,054
• Composite: 29.94/100
• National rank: #6379
• State rank: #62 of 80 in UT

Livability — Stockton

• Score: 63/100
• State rank: #176
• US rank: #15021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, UT
• Population (ZIP): 2,339

Population outlook (Tooele County) Hauer SSP2

• Today (2025): 73,901 people
• By 2030: 79,080 · +7.0%
• By 2040: 89,127 · +20.6%
• By 2050: 98,460 · +33.2%
• By 2075: 115,767 · +56.7%
• By 2100: 122,453 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 15% Slovak 4% Iranian 2%
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Tooele

• 2024 margin: Solid R (+41.0) · D 28.1% · R 69.1% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -29.8pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+38.3 2016: R+30.0 2012: R+51.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.47%
• Current HPI: 350.16
• 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

+191.5% since first listed

14 events — show timeline

• 2026-06-11 Listed $130,900 WFRMLS
• 2024-12-09 Sold (MLS) — WFRMLS
• 2024-12-06 Listing Removed — WFRMLS
• 2024-12-03 Pending — WFRMLS
• 2024-11-19 Listed $124,900 WFRMLS
• 2024-11-19 Listed $124,900 WFRMLS
• 2021-02-24 Sold (Public Records) — Public Records
• 2021-02-16 Pending — WFRMLS
• 2021-02-08 Relisted — WFRMLS
• 2021-02-03 Pending — WFRMLS
• 2021-01-31 Listed $95,000 WFRMLS
• 2008-10-10 Sold (MLS) — WFRMLS
• 2008-06-06 Listed $44,900 WFRMLS
• 2006-04-04 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,242 · -17.2% YoY. Source: county tax records.