128 4th W · East Carbon, UT 84520

$85,000

3 bd · 1.0 ba · 755 sqft · Other public records · 70 Days on market

Built 1942 6,098 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

Charming Fixer-Upper in East Carbon Great Opportunity for Sweat Equity! This 3-bedroom, 1-bathroom home in East Carbon offers solid bones and plenty of potential for the right buyer looking to create their own vision. Whether you're an investor, or DIY enthusiast, this property is priced to sell and ready for your personal touch. RV parking perfect for your boat, camper, or work vehicles Basement with excellent potential for additional storage, a workshop, or even conversion into a 4th bedroom or bonus space (buyer to verify feasibility and permits) The home is being sold as-is, Appliances are negotiable. This is a true fixer-upper with lots of upside ideal for someone ready to roll up their sleeves and add value. Inside photos are coming soon! Located in a quiet area of East Carbon. Don't miss out on this affordable opportunity. Contact us today for more details or to schedule a showing! Square footage figures are provided as a courtesy estimate only and were obtained from county records

Key facts

• Rv parking
• Quiet area
• 6,098 sq ft lot

Tags

• RV PARKING
• BASEMENT WITH POTENTIAL
• QUIET AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (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.
• 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 ($588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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: 1.28% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.5

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: 22.5%
• Equity multiple: 2.28×
• Total profit: $30,390
• Equity at exit: $38,220

10-year hold

• IRR: 23.4%
• Equity multiple: 4.36×
• Total profit: $79,933
• Equity at exit: $58,901

Cash invested: $23,800 (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 84520

• Active inventory: 29
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $317

Break-even live

Break-even rent $691

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $365	-5% $341	+0% $317	+5% $292	+10% $268
Rent	-10% $230	-5% $273	+0% $317	+5% $360	+10% $403
Rate	-1.0pp $359	-0.5pp $338	base $317	+0.5pp $294	+1.0pp $272

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 70 DOM
2. 2026-06-17
   days on market $85,000 Active 69 DOM
3. 2026-06-16
   days on market $85,000 Active 68 DOM
4. 2026-06-15
   days on market $85,000 Active 67 DOM
5. 2026-06-14
   days on market $85,000 Active 65 DOM
6. 2026-06-10
   days on market $85,000 Active 62 DOM
7. 2026-06-09
   days on market $85,000 Active 61 DOM
8. 2026-06-08
   days on market $85,000 Active 60 DOM
9. 2026-06-07
   days on market $85,000 Active 59 DOM
10. 2026-06-03
    days on market $85,000 Active 55 DOM
11. 2026-06-02
    days on market $85,000 Active 54 DOM
12. 2026-06-01
    days on market $85,000 Active 53 DOM
13. 2026-05-31
    days on market $85,000 Active 52 DOM
14. 2026-05-31
    days on market $85,000 Active 51 DOM
15. 2026-05-15
    price $85,000 1008-char remark

    Show marketing remark (1008 chars)

    Charming Fixer-Upper in East Carbon Great Opportunity for Sweat Equity! This 3-bedroom, 1-bathroom home in East Carbon offers solid bones and plenty of potential for the right buyer looking to create their own vision. Whether you're an investor, or DIY enthusiast, this property is priced to sell and ready for your personal touch. RV parking perfect for your boat, camper, or work vehicles Basement with excellent potential for additional storage, a workshop, or even conversion into a 4th bedroom or bonus space (buyer to verify feasibility and permits) The home is being sold as-is, Appliances are negotiable. This is a true fixer-upper with lots of upside ideal for someone ready to roll up their sleeves and add value. Inside photos are coming soon! Located in a quiet area of East Carbon. Don't miss out on this affordable opportunity. Contact us today for more details or to schedule a showing! Square footage figures are provided as a courtesy estimate only and were obtained from county records

16. 2026-04-09
    listed $89,000 Active 1008-char remark

    Show marketing remark (1008 chars)

    Charming Fixer-Upper in East Carbon Great Opportunity for Sweat Equity! This 3-bedroom, 1-bathroom home in East Carbon offers solid bones and plenty of potential for the right buyer looking to create their own vision. Whether you're an investor, or DIY enthusiast, this property is priced to sell and ready for your personal touch. RV parking perfect for your boat, camper, or work vehicles Basement with excellent potential for additional storage, a workshop, or even conversion into a 4th bedroom or bonus space (buyer to verify feasibility and permits) The home is being sold as-is, Appliances are negotiable. This is a true fixer-upper with lots of upside ideal for someone ready to roll up their sleeves and add value. Inside photos are coming soon! Located in a quiet area of East Carbon. Don't miss out on this affordable opportunity. Contact us today for more details or to schedule a showing! Square footage figures are provided as a courtesy estimate only and were obtained from county records

17. 2025-05-02
    historical
18. 2025-04-23
    status Active
19. 2025-02-28
    status Under Contract
20. 2025-02-04
    historical
21. 2024-11-25
    price $69,000
22. 2024-11-01
    price $69,999
23. 2024-10-11
    listed $72,000 Active

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $777 · $65/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: $13,101
• − Mortgage interest: −$4,761
• − Property taxes: −$777
• − Insurance: −$425
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,473
• Taxable income: $2,568
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,182/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

+18.1% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $85,000 WFRMLS
• 2026-04-09 Listed $89,000 WFRMLS
• 2025-05-02 Listing Removed — WFRMLS
• 2025-04-23 Relisted — WFRMLS
• 2025-02-28 Pending — WFRMLS
• 2025-02-04 Listing Removed — WFRMLS
• 2024-11-25 Price Changed $69,000 WFRMLS
• 2024-11-01 Price Changed $69,999 WFRMLS
• 2024-10-11 Listed $72,000 WFRMLS

Property tax history

+8.2%/yr

Latest (2025): $777 · +34.1% YoY. Source: county tax records.