1265 Carbonville Rd N #10 · Carbonville, UT 84501

$60,000

3 bd · 2.0 ba · 880 sqft · Manufactured · 162 Days on market

Built 1976 Fair condition $411/mo HOA · 36% of rent

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Why this score? — see what drove the C 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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TRAILER FOR SALE: NO REAL PROPERTY. This trailer for sale can be moved or a buyer can apply for lot approval at Central Park Trailers on Carbonville road. PLEASE, do not disturb tenant. 3 bed 2 bath. New furnace. new crawlspace insulation and plumbing. Trailer will still need some lovin but is insulated well and very functional. Owner has put a lot of work into it. 2 exterior doors to be replaced soon. nice lot in the park with room outside to grow. NO HOA but the lot rents for aprox $411/month. Gas and electric still to be paid by tenant. Square footage figures are provided as a courtesy estimate only and were obtained from ESTIMATES. Buyer is advised to obtain an independent measurement.

Key facts

• New furnace
• New plumbing
• Room outside to grow

Tags

• NEW FURNACE
• NEW CRAWLSPACE INSULATION
• NEW PLUMBING
• ROOM OUTSIDE TO GROW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $73 ($881/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#146 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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; 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 $415 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.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.90% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 4.4

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-4,777
• Equity at exit: $8,946

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $2,957
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$411
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $73

Break-even live

Break-even rent $1,045

Max offer price $60,000

Occupancy floor 89%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $411 · $4,932/yr
• Likely covers: gaselectric

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 162 DOM
2. 2026-06-17
   days on market $60,000 Active 161 DOM
3. 2026-06-16
   days on market $60,000 Active 160 DOM
4. 2026-06-15
   days on market $60,000 Active 159 DOM
5. 2026-06-14
   days on market $60,000 Active 157 DOM
6. 2026-06-10
   days on market $60,000 Active 154 DOM
7. 2026-06-09
   days on market $60,000 Active 153 DOM
8. 2026-06-08
   days on market $60,000 Active 152 DOM
9. 2026-06-07
   days on market $60,000 Active 151 DOM
10. 2026-06-03
    days on market $60,000 Active 147 DOM
11. 2026-06-02
    days on market $60,000 Active 146 DOM
12. 2026-06-01
    days on market $60,000 Active 145 DOM
13. 2026-05-31
    days on market $60,000 Active 144 DOM
14. 2026-05-31
    days on market $60,000 Active 143 DOM
15. 2026-01-07
    listed $60,000 Active 698-char remark

    Show marketing remark (698 chars)

    TRAILER FOR SALE: NO REAL PROPERTY. This trailer for sale can be moved or a buyer can apply for lot approval at Central Park Trailers on Carbonville road. PLEASE, do not disturb tenant. 3 bed 2 bath. New furnace. new crawlspace insulation and plumbing. Trailer will still need some lovin but is insulated well and very functional. Owner has put a lot of work into it. 2 exterior doors to be replaced soon. nice lot in the park with room outside to grow. NO HOA but the lot rents for aprox $411/month. Gas and electric still to be paid by tenant. Square footage figures are provided as a courtesy estimate only and were obtained from ESTIMATES. Buyer is advised to obtain an independent measurement.

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 4 d/yr ≥92°F today · 11 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: $13,657
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − HOA: −$4,932
• − Depreciation: −$1,745
• Taxable income: $233
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $825/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 · 3 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant exterior repairs and maintenance, including new siding, paint, and doors. It also needs a new roof. While it has a functional interior, the overall condition is fair and would benefit from extensive renovations to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major exterior paint — Significant peeling and fading
• Major exterior doors — Need to be replaced soon

Value-add opportunities

• Both New exterior siding and paint — Improves curb appeal and overall appearance
• Both New exterior doors — Enhances security and functionality
• Both New roof — Ensures durability and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
exterior paint · Significant peeling and fading	Major	$15,000–50,000
exterior doors · Need to be replaced soon	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New exterior siding and paint — Improves curb appeal and overall appearance ↑
• Both New exterior doors — Enhances security and functionality ↑
• Both New roof — Ensures durability and energy efficiency ↑

ⓘ 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 — Carbonville

• Score: 66/100
• State rank: #146
• US rank: #12131

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: Carbonville, 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

1 event — show timeline

• 2026-01-07 Listed $60,000 WFRMLS