80 W 900 N #9 · Cedar City, UT 84721

$55,000

3 bd · 1.0 ba · 752 sqft · SingleFamily · 253 Days on market

Built 1973 Fair condition 871 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
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 or 2 bedroom home close to down town. Home is located in walking distance to shopping, parks, and city recreation. Lot rent is $500.00 per month and covers water, sewer, trash and snow removal.

Key facts

• Built 1973
• Listed 252 days

Tags

• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Iron District (town): math 40% / reading 44% proficiency, ranked #42 of 80 in UT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 819 active listings in the ZIP; 655 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Iron County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($48k) 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.90% ✓
• Cap rate: 25.51%
• Cash-on-cash: 68.63%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.02% rent growth · sell at horizon

5-year hold

• IRR: 70.4%
• Equity multiple: 4.28×
• Total profit: $50,517
• Equity at exit: $8,201

10-year hold

• IRR: 75.0%
• Equity multiple: 9.47×
• Total profit: $130,472
• Equity at exit: $4,755

Cash invested: $15,400 (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 84721

• Rents YoY: 5.0%
• Active inventory: 819
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $881

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 40%

Sensitivity live

Price	-10% $919	-5% $900	+0% $881	+5% $862	+10% $843
Rent	-10% $755	-5% $818	+0% $881	+5% $944	+10% $1,007
Rate	-1.0pp $908	-0.5pp $895	base $881	+0.5pp $867	+1.0pp $852

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $55,000 Active 253 DOM
2. 2026-06-18
   days on market $55,000 Active 252 DOM
3. 2026-06-17
   days on market $55,000 Active 251 DOM
4. 2026-06-16
   days on market $55,000 Active 250 DOM
5. 2026-06-15
   days on market $55,000 Active 249 DOM
6. 2026-06-14
   days on market $55,000 Active 247 DOM
7. 2026-06-12
   days on market $55,000 Active 246 DOM
8. 2026-06-09
   days on market $55,000 Active 243 DOM
9. 2026-06-08
   days on market $55,000 Active 242 DOM
10. 2026-06-07
    days on market $55,000 Active 241 DOM
11. 2026-06-05
    days on market $55,000 Active 238 DOM
12. 2026-06-03
    days on market $55,000 Active 237 DOM
13. 2026-06-02
    days on market $55,000 Active 236 DOM
14. 2026-06-01
    days on market $55,000 Active 235 DOM
15. 2026-05-31
    days on market $55,000 Active 234 DOM
16. 2026-05-30
    days on market $55,000 Active 233 DOM
17. 2025-10-09
    listed $55,000 Active 201-char remark

    Show marketing remark (201 chars)

    Great 3 or 2 bedroom home close to down town. Home is located in walking distance to shopping, parks, and city recreation. Lot rent is $500.00 per month and covers water, sewer, trash and snow removal.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,152
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$1,600
• Taxable income: $10,307
• Est. tax owed @ 24.0%: −$2,474
• After-tax cash flow: $8,095/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 · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs and maintenance needed. It has potential for increased value with updates to the exterior siding, landscaping, and interior painting.

Repairs flagged

• Major Exterior siding — Weathered and in need of repair.
• Major Landscaping — Overgrown and in need of maintenance.
• Minor Kitchen counter — Cluttered with various items.
• Minor Bathroom counter — Cluttered with various items.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can improve the home's curb appeal and make it more attractive to potential buyers.
• Rental Clean kitchen counter — A clean kitchen counter can make the home more appealing to potential renters.
• Rental Clean bathroom counter — A clean bathroom counter can make the home more appealing to potential renters.
• Both Landscaping — A well-maintained landscape can improve the home's curb appeal and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repair.	Major	$15,000–50,000
Landscaping · Overgrown and in need of maintenance.	Major	$15,000–50,000
Kitchen counter · Cluttered with various items.	Minor	$500–3,000
Bathroom counter · Cluttered with various items.	Minor	$500–3,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Clean kitchen counter — A clean kitchen counter can make the home more appealing to potential renters. ↑
• Rental Clean bathroom counter — A clean bathroom counter can make the home more appealing to potential renters. ↑
• Both Landscaping — A well-maintained landscape can improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ 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: Iron District
• NCES district ID: 4900390
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $43,150
• Composite: 35.49/100
• National rank: #4922
• State rank: #42 of 80 in UT

Livability — Cedar City

• Score: 64/100
• State rank: #170
• US rank: #13398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar City, UT
• County: Iron County · 56,349 people
• City population: 56,349
• Metro: Cedar City, UT
• Population (ZIP): 30,641
• Household income: $67,299
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 736.0

Population outlook (Iron County) Hauer SSP2

• Today (2025): 53,029 people
• By 2030: 55,084 · +3.9%
• By 2040: 58,269 · +9.9%
• By 2050: 60,462 · +14.0%
• By 2075: 61,312 · +15.6%
• By 2100: 57,973 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Slovak 5% Portuguese 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+57.0) · D 20.4% · R 77.4% · Other 2.2%
• 2008→2024 swing: -0.7pp no change · 2008: -56.3pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+56.6 2016: R+51.6 2012: R+71.8 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.58%
• Current HPI: 239.3105
• Rent YoY: ▲ 5.02%
• Metro: Cedar City, UT
• 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

1 event — show timeline

• 2025-10-09 Listed $55,000 ICBORMLS