489 S Highway 55 · Price, UT 84501

$209,000

3 bd · 2.0 ba · 1,069 sqft · Other public records · 95 Days on market

Built 1950 7,405 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential at 489 S Highway 55-an affordable and uniquely laid-out home with space, character, and room to grow. This 3-bed, 3-bath property offers a practical floorplan with a spacious primary bedroom on the main level and two additional bedrooms tucked upstairs for added privacy. The main floor features a bright living room and a long galley-style kitchen with great cabinet storage and plenty of workspace. Downstairs, the wide-open basement provides a huge bonus area-perfect for storage, hobbies, a home gym, or future finishing if you want to add more living space or extra bedrooms. The partially fenced corner lot offers convenient access to town and gives you room for parking, pets, or outdoor projects. Whether you're looking for an affordable home with solid bones or a property you can personalize over time, this one delivers space, flexibility, and great value in the heart of Price. Square footage figures are provided as a courtesy estimate only using Cubicasa. County Records do not list Sq Ft for 2nd Story or Basement. Buyer is advised to obtain an independent measurement.

Key facts

• Easy access to town
• Wide-open basement
• 7,405 sq ft lot

Tags

• SPACIOUS PRIMARY BEDROOM
• LONG GALLEY-STYLE KITCHEN
• WIDE-OPEN BASEMENT
• PARTIALLY FENCED CORNER LOT
• EASY ACCESS TO TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $209k.

Deal economics

• At list price, monthly cash flow is $-460 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (38.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (49.0% below list).
• Recommended offer: $107k (49.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#102 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• 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: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 196 units permitted in Carbon County in 2024 (168 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.
• Carbon County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,580 (49.0% 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. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.51% ✗
• Cap rate: 3.65%
• Cash-on-cash: -9.43%
• DSCR: 0.58
• GRM: 16.3

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: -33.2%
• Equity multiple: -0.08×
• Total profit: $-63,228
• Equity at exit: $31,163

10-year hold

• IRR: -40.6%
• Equity multiple: -0.59×
• Total profit: $-93,063
• Equity at exit: $18,071

Cash invested: $58,520 (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 84501

• Active inventory: 146
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-460

Break-even live

Break-even rent $1,648

Max offer price $127,762

Occupancy floor —

Sensitivity live

Price	-10% $-342	-5% $-401	+0% $-460	+5% $-519	+10% $-578
Rent	-10% $-544	-5% $-502	+0% $-460	+5% $-418	+10% $-376
Rate	-1.0pp $-355	-0.5pp $-407	base $-460	+0.5pp $-514	+1.0pp $-569

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
560 S Highway 55 Price, UT	2.0	1.0	909	$1,100	$1.21	3d	1	0.09mi
109 S 500 E Price, UT	2.0	1.0	817	$995	$1.22	22d	1	0.71mi
146 N 100 E Price, UT	2.0	1.0	1100	$800	$0.73	22d	1	1.21mi

Listing history 22 events

1. 2026-06-03
   status $209,000 Under Contract 95 DOM
2. 2026-06-02
   days on market $209,000 Active 95 DOM
3. 2026-06-01
   days on market $209,000 Active 94 DOM
4. 2026-05-31
   days on market $209,000 Active 93 DOM
5. 2026-05-31
   days on market $209,000 Active 92 DOM
6. 2026-04-14
   price $219,000 1105-char remark

   Show marketing remark (1105 chars)

   Unlock the potential at 489 S Highway 55-an affordable and uniquely laid-out home with space, character, and room to grow. This 3-bed, 3-bath property offers a practical floorplan with a spacious primary bedroom on the main level and two additional bedrooms tucked upstairs for added privacy. The main floor features a bright living room and a long galley-style kitchen with great cabinet storage and plenty of workspace. Downstairs, the wide-open basement provides a huge bonus area-perfect for storage, hobbies, a home gym, or future finishing if you want to add more living space or extra bedrooms. The partially fenced corner lot offers convenient access to town and gives you room for parking, pets, or outdoor projects. Whether you're looking for an affordable home with solid bones or a property you can personalize over time, this one delivers space, flexibility, and great value in the heart of Price. Square footage figures are provided as a courtesy estimate only using Cubicasa. County Records do not list Sq Ft for 2nd Story or Basement. Buyer is advised to obtain an independent measurement.

7. 2026-03-24
   price $229,000 1105-char remark

   Show marketing remark (1105 chars)

   Unlock the potential at 489 S Highway 55-an affordable and uniquely laid-out home with space, character, and room to grow. This 3-bed, 3-bath property offers a practical floorplan with a spacious primary bedroom on the main level and two additional bedrooms tucked upstairs for added privacy. The main floor features a bright living room and a long galley-style kitchen with great cabinet storage and plenty of workspace. Downstairs, the wide-open basement provides a huge bonus area-perfect for storage, hobbies, a home gym, or future finishing if you want to add more living space or extra bedrooms. The partially fenced corner lot offers convenient access to town and gives you room for parking, pets, or outdoor projects. Whether you're looking for an affordable home with solid bones or a property you can personalize over time, this one delivers space, flexibility, and great value in the heart of Price. Square footage figures are provided as a courtesy estimate only using Cubicasa. County Records do not list Sq Ft for 2nd Story or Basement. Buyer is advised to obtain an independent measurement.

8. 2026-02-28
   listed $239,000 Active 1105-char remark

   Show marketing remark (1105 chars)

   Unlock the potential at 489 S Highway 55-an affordable and uniquely laid-out home with space, character, and room to grow. This 3-bed, 3-bath property offers a practical floorplan with a spacious primary bedroom on the main level and two additional bedrooms tucked upstairs for added privacy. The main floor features a bright living room and a long galley-style kitchen with great cabinet storage and plenty of workspace. Downstairs, the wide-open basement provides a huge bonus area-perfect for storage, hobbies, a home gym, or future finishing if you want to add more living space or extra bedrooms. The partially fenced corner lot offers convenient access to town and gives you room for parking, pets, or outdoor projects. Whether you're looking for an affordable home with solid bones or a property you can personalize over time, this one delivers space, flexibility, and great value in the heart of Price. Square footage figures are provided as a courtesy estimate only using Cubicasa. County Records do not list Sq Ft for 2nd Story or Basement. Buyer is advised to obtain an independent measurement.

9. 2026-01-13
   soldstatus Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2026-01-13
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2025-12-13
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2025-11-18
    listed $256,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2023-07-01
    historical
14. 2023-06-03
    price $188,000
15. 2023-05-23
    price $198,000
16. 2023-05-15
    listed $218,000 Active
17. 2020-01-10
    historical
18. 2019-01-10
    listed $149,000 Active
19. 2018-11-20
    historical
20. 2018-10-24
    price $149,000
21. 2018-05-02
    price $175,000
22. 2017-11-28
    listed $200,000 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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 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: $12,790
• − Mortgage interest: −$11,707
• − Property taxes: −$1,425
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$6,080
• Taxable loss: −$9,514
• Est. tax savings @ 24.0%: +$2,283
• After-tax cash flow: $-3,235/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 — Price

• Score: 69/100
• State rank: #102
• US rank: #8877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Price, UT
• Population (ZIP): 13,002

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 14% Two or more races 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Scottish 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 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: ▼ -119.96%
• Current HPI: 222.2891
• 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

+9.5% since first listed

17 events — show timeline

• 2026-04-14 Price Changed $219,000 WFRMLS
• 2026-03-24 Price Changed $229,000 WFRMLS
• 2026-02-28 Listed $239,000 WFRMLS
• 2026-01-13 Sold (Public Records) — Public Records
• 2026-01-13 Sold (MLS) — WFRMLS
• 2025-12-13 Pending — WFRMLS
• 2025-11-18 Listed $256,000 WFRMLS
• 2023-07-01 Listing Removed — WFRMLS
• 2023-06-03 Price Changed $188,000 WFRMLS
• 2023-05-23 Price Changed $198,000 WFRMLS
• 2023-05-15 Listed $218,000 WFRMLS
• 2020-01-10 Listing Removed — WFRMLS
• 2019-01-10 Listed $149,000 WFRMLS
• 2018-11-20 Listing Removed — WFRMLS
• 2018-10-24 Price Changed $149,000 WFRMLS
• 2018-05-02 Price Changed $175,000 WFRMLS
• 2017-11-28 Listed $200,000 WFRMLS

Property tax history

+4.7%/yr

Latest (2025): $1,425 · -30.3% YoY. Source: county tax records.