150 E 750 N #103

Vernal, UT 84078

$85,000B

3 bd · 2.0 ba · 1,008 sqft · Built 1998 · Manufactured · Active · 41 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,562/mo
• Mortgage (P&I): −$446
• Tax + insurance: −$142
• HOA: −$0
• Vac / Maint / Mgmt: −$328
• Net cashflow: $647/mo
• Annual: $7,759/yr
• Cap rate: 15.42%
• Cash-on-cash: 32.60%
• DSCR: 2.45
• 1% rule: 1.84%
• Cash to close: $23,800

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.
• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• It's been on market 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Location reads 75/100 on livability (#60 in UT, #3,813 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, amenities A; Watch: crime D+, health & safety D+, employment F.
• Uintah District (town): math 34% / reading 34% proficiency, ranked #60 of 80 in UT (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashley School (math 32% / reading 18%, grade F, #472 of 585 statewide, top 81%, 517 students, 58% FRL); Uintah Middle School (math 37% / reading 42%, grade F, #75 of 138 statewide, top 56%, 669 students, 40% FRL); Uintah High (math 18% / reading 36%, grade F, #131 of 171 statewide, top 79%, 1,808 students, 31% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 276 active listings in the ZIP; solid renter incomes; 85 units permitted in Uintah County in 2024 (0 in 5+ unit buildings).
• Uintah County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
• 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.
• 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.
• 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.