825 S 90 E Unit E304 · Vernal, UT 84078

$184,900

3 bd · 2.0 ba · 1,172 sqft · Condo public records · 1 Days on market

Built 2008 $195/mo HOA · 12% of rent

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Why this score? — see what drove the D- 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 +11.5/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Private balcony
• Community clubhouse
• Exclusive access

Tags

• PRIVATE BALCONY
• COMMUNITY CLUBHOUSE
• EXCLUSIVE ACCESS
• PLAYGROUND

Property features AI

Finance

• Other: Zoning: Multi-Family; short term rental allowed (R-4); Subdivision: SILVER PINES CONDO; Above-grade finished area listed
• HOA & community: Homeowners association with monthly fee of $195; HOA covers grounds maintenance, sewer, trash and water; Community clubhouse and playground; Pets permitted (pet rules apply); Association management and maintenance provided

Exterior

• Parking: Total of 3 parking spaces; 1 covered/carport space; 2 open/uncovered spaces; Has carport
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Condo, top level; Single-level living; Residential use
• Construction: Stone and stucco construction; Asphalt roof; Built and standing
• Exterior features: Covered patio; Automatic full sprinkler system; Landscaping: full

Interior

• Kitchen: Microwave; Refrigerator; Range/oven
• Bedrooms: 3 main-level bedrooms; Primary bedroom on first floor
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Gas log fireplace; Free-standing range/oven; Blinds on windows; Fireplace insert; 10 total rooms
• Laundry & utility: Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-60 ($-715/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (14.5% below list).
• Recommended offer: $158k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• 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: Naples School (math 39% / reading 36%, grade F, #352 of 585 statewide, top 60%, 502 students, 56% FRL); Vernal Middle (math 35% / reading 38%, grade F, #88 of 138 statewide, top 66%, 849 students, 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Uintah County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,158 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-31,995
• Equity at exit: $27,569

10-year hold

• IRR: -7.4%
• Equity multiple: 0.51×
• Total profit: $-25,358
• Equity at exit: $15,987

Cash invested: $51,772 (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 84078

• Rents YoY: 4.1%
• Active inventory: 276
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$77
• HOA: −$195
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-60

Break-even live

Break-even rent $1,657

Max offer price $174,368

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-7	+0% $-60	+5% $-112	+10% $-164
Rent	-10% $-185	-5% $-122	+0% $-60	+5% $3	+10% $65
Rate	-1.0pp $33	-0.5pp $-13	base $-60	+0.5pp $-108	+1.0pp $-156

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $195 · $2,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-19
   statusdays on market $184,900 Active 1 DOM
2. 2026-06-18
   days on market $184,900 Coming Soon 7 DOM
3. 2026-06-17
   days on market $184,900 Coming Soon 6 DOM
4. 2026-06-16
   days on market $184,900 Coming Soon 5 DOM
5. 2026-06-15
   days on market $184,900 Coming Soon 4 DOM
6. 2026-06-14
   days on market $184,900 Coming Soon 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $184,900 Coming Soon 1 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: $809 · $67/mo
• Projected year-2 tax: $1,220 · $102/mo
• Expected delta: +$412/yr (+$34/mo · 50.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,979
• − Mortgage interest: −$10,357
• − Property taxes: −$809
• − Insurance: −$924
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − HOA: −$2,340
• − Depreciation: −$5,379
• Taxable loss: −$3,867
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $213/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: Uintah District
• NCES district ID: 4901080
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $62,125
• Composite: 30.69/100
• National rank: #6177
• State rank: #60 of 80 in UT

Livability — Vernal

• Score: 75/100
• State rank: #60
• US rank: #3813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vernal, UT
• County: Uintah County · 30,975 people
• City population: 30,975
• Metro: Vernal, UT
• Population (ZIP): 30,975
• Household income: $75,113
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 223.0

Population outlook (Uintah County) Hauer SSP2

• Today (2025): 49,582 people
• By 2030: 56,006 · +13.0%
• By 2040: 70,034 · +41.2%
• By 2050: 85,323 · +72.1%
• By 2075: 124,396 · +150.9%
• By 2100: 154,630 · +211.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Uintah

• 2024 margin: Solid R (+73.6) · D 12.3% · R 85.9% · Other 1.8%
• 2008→2024 swing: -4.8pp toward R · 2008: -68.8pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+75.8 2016: R+68.9 2012: R+81.3 2008: R+68.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -304.65%
• Current HPI: 197.5429
• Rent YoY: ▲ 4.07%
• Metro: Vernal, 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

+10.1% since first listed

11 events — show timeline

• 2026-06-12 Coming Soon $184,900 WFRMLS
• 2022-03-31 Sold (MLS) — WFRMLS
• 2022-02-12 Pending — WFRMLS
• 2022-02-01 Relisted — WFRMLS
• 2022-01-13 Pending — WFRMLS
• 2022-01-13 Listing Removed — WFRMLS
• 2022-01-04 Listed $159,900 WFRMLS
• 2010-08-26 Listing Removed — WFRMLS
• 2009-09-14 Listed $185,995 WFRMLS
• 2008-08-25 Listing Removed — WFRMLS
• 2008-06-25 Listed $167,900 WFRMLS

Property tax history

+1.0%/yr

Latest (2025): $809 · -1.9% YoY. Source: county tax records.