620 Edgehill Dr · East Carbon, UT 84520

$115,000

3 bd · 1.0 ba · 1,814 sqft · SingleFamily · 37 Days on market

Built 1945 Fair condition 7,405 sqft lot ↓ 4% since listing

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

$5,000 Price Improvement! Discover this charming four-bedroom, two-bath home nestled at the edge of the mountains, where you can enjoy crisp, clean air and easy access to the great outdoors. Whether you love hiking, biking, off-road vehicles, or simply taking in the views, this cozy home makes the perfect base for all your adventures. The home could use a few updates, but with your personal touch, it's sure to become a place you'll be proud to call your own. Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

Key facts

• Crisp clean air
• 7,405 sq ft lot
• 4 parking spots

Tags

• EDGE OF THE MOUNTAINS
• CRISP CLEAN AIR

Property features AI

Finance

• Financial info: $1,269 annual tax (provided)
• HOA & community: Subdivision: Sunnyside Sub

Exterior

• Parking: 4 covered parking spaces (4 open spaces)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: North-facing; Single-family home; 2 stories; Built and standing
• Construction: Frame and stone construction; Asphalt roof
• Exterior features: Located on a cul-de-sac; Partially fenced yard; Paved road and sidewalks; Gradual slope terrain; Mountain view; Mature trees

Interior

• Kitchen: Range/oven (free-standing)
• Bedrooms: One main-level bedroom
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Space heater (heating present)
• Interior features: Free-standing range/oven; Partial basement; 8 total rooms
• Laundry & utility: Has heating (space heater)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Bruin Point School (math 24% / reading 24%, grade F, #474 of 585 statewide, top 83%, 97 students, 76% FRL); Mont Harmon Middle (math 36% / reading 44%, grade F, #72 of 138 statewide, top 53%, 601 students, 45% FRL); Carbon High (math 17% / reading 42%, grade F, #124 of 171 statewide, top 74%, 1,023 students, 34% FRL).
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 196 units permitted in Carbon County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.0

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: 12.8%
• Equity multiple: 1.73×
• Total profit: $23,633
• Equity at exit: $51,709

10-year hold

• IRR: 14.8%
• Equity multiple: 3.19×
• Total profit: $70,493
• Equity at exit: $79,690

Cash invested: $32,200 (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: 30
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $153

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $233	-5% $193	+0% $153	+5% $114	+10% $74
Rent	-10% $58	-5% $106	+0% $153	+5% $201	+10% $248
Rate	-1.0pp $211	-0.5pp $183	base $153	+0.5pp $123	+1.0pp $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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 W Geneva East Carbon, UT	2.0	1.0	1384	$1,200	$0.87	25d	1	0.94mi

Listing history 17 events

1. 2026-06-22
   days on market $115,000 Active 37 DOM
2. 2026-06-18
   days on market $115,000 Active 34 DOM
3. 2026-06-17
   remarks 583-char remark
4. 2026-06-17
   days on market $115,000 Active 33 DOM
5. 2026-06-16
   days on market $115,000 Active 32 DOM
6. 2026-06-15
   days on market $115,000 Active 31 DOM
7. 2026-06-14
   pricedays on market $115,000 Active 29 DOM
8. 2026-06-10
   days on market $120,000 Active 26 DOM
9. 2026-06-09
   days on market $120,000 Active 25 DOM
10. 2026-06-08
    days on market $120,000 Active 24 DOM
11. 2026-06-07
    days on market $120,000 Active 23 DOM
12. 2026-06-03
    days on market $120,000 Active 19 DOM
13. 2026-06-02
    days on market $120,000 Active 18 DOM
14. 2026-06-01
    days on market $120,000 Active 17 DOM
15. 2026-05-31
    days on market $120,000 Active 16 DOM
16. 2026-05-31
    days on market $120,000 Active 15 DOM
17. 2026-05-16
    listed $120,000 Active 556-char remark

ⓘ 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 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: $14,400
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,345
• Taxable income: $9
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,837/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on structural repairs and interior updates to improve its condition and resale value.

Repairs flagged

• Major Exposed subfloor in kitchen and bath — Structural damage
• Major Missing countertops in kitchen and bath — Aesthetic and functional issues

Value-add opportunities

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics
• Resale Replace carpeted flooring — Improves living space and resale value
• Resale Replace countertops in kitchen and bath — Restores functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bath · Structural damage	Major	$15,000–50,000
Missing countertops in kitchen and bath · Aesthetic and functional issues	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace carpeted flooring — Improves living space and resale value ↑
• Resale Replace countertops in kitchen and bath — Restores functionality and aesthetics ↑

ⓘ 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 — 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

-4.2% since first listed

2 events — show timeline

• 2026-06-14 Price Changed $115,000 WFRMLS
• 2026-05-16 Listed $120,000 WFRMLS