87 S 300 E · Delta, UT 84624

$120,000

2 bd · 1.0 ba · 1,020 sqft · Other · 144 Days on market

Built 1939 0.84 ac lot

---

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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash Buyers only. Investor Paradise! This is an excellent opportunity for an investor or renovator to restore the existing structure and create a single-family residence while maintaining compliance with city regulations. This property includes an existing uninhabitable structure. Per city ordinance, the current structure must be retained and cannot be removed, expanded or added onto. Any future use is limited to remodeling and rehabilitation of the existing home footprint only, subject to buyer verification and city approval. Seller will not be providing property condition disclosures. Sold AS-IS. Zoned R-1 or Commercial Business.

Key facts

• 0.84 acre lot
• Built 1939
• Listed 144 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $23 ($279/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (13.4% below list).
• Recommended offer: $104k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#85 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Millard District (town): math 46% / reading 45% proficiency, ranked #30 of 80 in UT (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 89 units permitted in Millard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Millard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,951 (13.4% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.6

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-17,969
• Equity at exit: $17,892

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-13,756
• Equity at exit: $10,375

Cash invested: $33,600 (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 84624

• Active inventory: 74
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $23

Break-even live

Break-even rent $1,010

Max offer price $120,000

Occupancy floor 93%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $120,000 Under Contract 144 DOM
2. 2026-06-01
   days on market $120,000 Active 144 DOM
3. 2026-05-31
   days on market $120,000 Active 143 DOM
4. 2026-01-09
   listed $185,000 Active 639-char remark

   Show marketing remark (641 chars)

   Cash Buyers only. Investor Paradise! This is an excellent opportunity for an investor or renovator to restore the existing structure and create a single-family residence while maintaining compliance with city regulations. This property includes an existing uninhabitable structure. Per city ordinance, the current structure must be retained and cannot be removed, expanded or added onto. Any future use is limited to remodeling and rehabilitation of the existing home footprint only, subject to buyer verification and city approval. Seller will not be providing property condition disclosures. Sold AS-IS. Zoned R-1 or Commercial Business.

5. 2026-01-09
   listed $185,000 Active 641-char remark

   Show marketing remark (641 chars)

   Cash Buyers only. Investor Paradise! This is an excellent opportunity for an investor or renovator to restore the existing structure and create a single-family residence while maintaining compliance with city regulations. This property includes an existing uninhabitable structure. Per city ordinance, the current structure must be retained and cannot be removed, expanded or added onto. Any future use is limited to remodeling and rehabilitation of the existing home footprint only, subject to buyer verification and city approval. Seller will not be providing property condition disclosures. Sold AS-IS. Zoned R-1 or Commercial Business.

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,474
• − Mortgage interest: −$6,722
• − Property taxes: −$1,424
• − Insurance: −$600
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$3,491
• Taxable loss: −$1,759
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $701/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: Millard District
• NCES district ID: 4900540
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $50,291
• Composite: 39.09/100
• National rank: #4045
• State rank: #30 of 80 in UT

Livability — Delta

• Score: 71/100
• State rank: #85
• US rank: #6886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delta, UT
• Population (ZIP): 5,956

Population outlook (Millard County) Hauer SSP2

• Today (2025): 12,784 people
• By 2030: 12,732 · -0.4%
• By 2040: 12,456 · -2.6%
• By 2050: 11,948 · -6.5%
• By 2075: 10,186 · -20.3%
• By 2100: 7,629 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Romanian 4% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 89% English-only · Spanish 11% Chinese 0%

Political lean MEDSL · Millard

• 2024 margin: Solid R (+75.9) · D 11.2% · R 87.0% · Other 1.8%
• 2008→2024 swing: -14.8pp toward R · 2008: -61.1pp · 2024: -75.9pp
• All cycles: 2024: R+75.9 2020: R+77.6 2016: R+65.5 2012: R+80.6 2008: R+61.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.55%
• Current HPI: 251.2964
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-09 Listed $185,000 WFRMLS
• 2026-01-09 Listed $185,000 WFRMLS

Property tax history

+8.4%/yr

Latest (2025): $1,424 · +64.7% YoY. Source: county tax records.