163 Carson Ave · East Carbon, UT 84520

$90,000

2 bd · 1.0 ba · 788 sqft · Other public records · 63 Days on market

Built 1942 5,662 sqft lot ↓ 31% 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Handyman special with great potential in East Carbon! This 2-bedroom, 1-bath home is the perfect opportunity to finish remodeling and build instant equity. Major updates have already been started, including new plumbing and a new 220-amp electrical service. With a little TLC and your finishing touches, this property could truly shine. Ideal for investors or buyers looking to customize a home to their own style-all at an attractive price point. Don't miss your chance to turn this into a great investment or cozy residence!

Key facts

• 5,662 sq ft lot
• Built 1942
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• 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).
• Market conditions: 29 active listings in the ZIP; 196 units permitted in Carbon County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.2

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: 18.6%
• Equity multiple: 2.06×
• Total profit: $26,641
• Equity at exit: $40,468

10-year hold

• IRR: 19.9%
• Equity multiple: 3.88×
• Total profit: $72,666
• Equity at exit: $62,366

Cash invested: $25,200 (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 84520

• Active inventory: 29
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $248

Break-even live

Break-even rent $721

Max offer price $90,000

Occupancy floor 71%

Sensitivity live

Price	-10% $299	-5% $274	+0% $248	+5% $223	+10% $197
Rent	-10% $167	-5% $207	+0% $248	+5% $289	+10% $330
Rate	-1.0pp $294	-0.5pp $271	base $248	+0.5pp $225	+1.0pp $201

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $90,000 Active 63 DOM
2. 2026-06-17
   days on market $90,000 Active 62 DOM
3. 2026-06-16
   days on market $90,000 Active 61 DOM
4. 2026-06-15
   days on market $90,000 Active 60 DOM
5. 2026-06-14
   days on market $90,000 Active 58 DOM
6. 2026-06-10
   days on market $90,000 Active 55 DOM
7. 2026-06-09
   days on market $90,000 Active 54 DOM
8. 2026-06-08
   days on market $90,000 Active 53 DOM
9. 2026-06-07
   days on market $90,000 Active 52 DOM
10. 2026-06-03
    days on market $90,000 Active 48 DOM
11. 2026-06-02
    days on market $90,000 Active 47 DOM
12. 2026-06-01
    days on market $90,000 Active 46 DOM
13. 2026-05-31
    days on market $90,000 Active 45 DOM
14. 2026-05-31
    days on market $90,000 Active 44 DOM
15. 2026-04-16
    listed $90,000 Active 526-char remark

    Show marketing remark (526 chars)

    Handyman special with great potential in East Carbon! This 2-bedroom, 1-bath home is the perfect opportunity to finish remodeling and build instant equity. Major updates have already been started, including new plumbing and a new 220-amp electrical service. With a little TLC and your finishing touches, this property could truly shine. Ideal for investors or buyers looking to customize a home to their own style-all at an attractive price point. Don't miss your chance to turn this into a great investment or cozy residence!

16. 2022-12-02
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2022-12-02
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2022-11-08
    historical Backup 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2022-10-18
    price $110,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2022-09-07
    price $120,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2022-07-30
    listed $130,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $724 · $60/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate
• 💨 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: $12,427
• − Mortgage interest: −$5,041
• − Property taxes: −$724
• − Insurance: −$450
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,618
• Taxable income: $1,605
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,595/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: 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 — East Carbon

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

Census & demographics

• Census place: East Carbon, UT
• Population (ZIP): 991

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 18% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 10% Lithuanian 3% Portuguese 2%
• Languages at home: 99% English-only · Spanish 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: —
• 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

-30.8% since first listed

7 events — show timeline

• 2026-04-16 Listed $90,000 WFRMLS
• 2022-12-02 Sold (Public Records) — Public Records
• 2022-12-02 Sold (MLS) — WFRMLS
• 2022-11-08 Contingent — WFRMLS
• 2022-10-18 Price Changed $110,000 WFRMLS
• 2022-09-07 Price Changed $120,000 WFRMLS
• 2022-07-30 Listed $130,000 WFRMLS

Property tax history

+8.4%/yr

Latest (2025): $724 · +0.5% YoY. Source: county tax records.