1888 W Dotterel Cir #24 · Park City, UT 84032

$339,900

4 bd · 5.0 ba · 3,243 sqft · Townhouse · 30 Days on market

Built 2025 Excellent condition 4,356 sqft lot $750/mo HOA · 21% 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 +8.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Luxury townhome
• Bbq patio
• Hot tub

Tags

• LUXURY TOWNHOME
• PRIVATE BATH
• HOT TUB
• LAKE VIEWS
• MOUNTAIN VIEWS
• BBQ PATIO

Property features AI

Finance

• Other: Home warranty included; Subdivision: SAGE HEN
• HOA & community: Homeowners association with a $750 monthly fee; HOA covers cable TV, electricity, gas paid, insurance, grounds maintenance, trash, and water; Community amenities include barbecue, biking and hiking trails, horse trails, picnic area, storage, snow removal, pet rules and pets permitted

Exterior

• Parking: Attached garage; Garage (2 covered spaces); Total of 6 parking spaces (2 covered/garage, 4 open)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Townhouse, row-end; Built and currently standing; Faces south; Residential use; Agent owned
• Construction: Stone, cement siding, metal siding, and other materials; Metal roof; Built (existing structure)
• Exterior features: Balcony; Open patio; Double-pane windows; Spa; Sprinkler system (auto-full); Gradual slope terrain; Lake and mountain views

Interior

• Kitchen: Double oven; Countertop range; Gas range
• Bedrooms: Primary bedroom located on the 2nd floor and in the basement
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom; 3 three-quarter bathrooms; 2 half (partial) bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Walk-in closets; Garbage disposal; Double oven; Countertop range; Gas range; Full finished basement (approximately 95% finished); Fireplace
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath townhouse listed at $340k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (12.1% below list).
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $299k (12.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#78 in UT) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime D, cost of living F, health & safety F.
• Wasatch District (town): math 45% / reading 51% proficiency, ranked #23 of 80 in UT (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J.R. Smith School (math 51% / reading 43%, grade D-, #202 of 585 statewide, top 36%, 665 students, 35% FRL); Rocky Mountain Middle (math 40% / reading 50%, grade D, #43 of 138 statewide, top 33%, 717 students, 26% FRL); Wasatch High (math 34% / reading 50%, grade F, #55 of 171 statewide, top 32%, 2,531 students, 16% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 1358 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 835 units permitted in Wasatch County in 2024 (22 in 5+ unit buildings).
• This rent runs 41% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Wasatch County population projected at +87% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: HOA is 21% of rent.

Recommended offer $298,906 (12.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $2,289,558
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1916 W Dotterel Cir	0.03mi	4/5.0	3,243 (0%)	3mo	$1,979,990	$611	96
1961 W Osprey Ct	0.07mi	4/5.0	3,243 (0%)	3mo	$2,289,990	$706	94
1922 W Dotterel Cir	0.04mi	4/5.0	3,243 (0%)	7mo	$2,079,990	$641	92
1884 W Dotterel Cir	0.01mi	4/5.0	3,243 (0%)	14mo	$2,065,570	$637	88
1908 W Dotterel Cir	0.03mi	4/5.0	3,243 (0%)	15mo	$2,134,990	$658	86
1952 W Dotterel Cir	0.07mi	4/5.0	3,243 (0%)	22mo	$1,839,990	$567	79
1952 W Osprey Ct	0.05mi	3/2.5 (-1)	2,949 (-9%)	3mo	$2,395,457	$812	65
1883 W Dotterel Cir	0.03mi	3/2.5 (-1)	2,949 (-9%)	8mo	$2,089,990	$709	61
1876 W Dotterel Cir	0.03mi	3/2.5 (-1)	2,949 (-9%)	13mo	$2,175,320	$738	58
1909 W Dotterel Cir	0.03mi	3/2.5 (-1)	2,949 (-9%)	13mo	$2,093,809	$710	58
1953 W Dotterel Cir	0.07mi	3/2.5 (-1)	2,949 (-9%)	17mo	$1,969,990	$668	53
1945 W Mochila Cir	0.74mi	5/5.5 (+1)	3,547 (+9%)	14mo	$2,660,000	$750	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.27×
• Total profit: $-69,242
• Equity at exit: $50,680

10-year hold

• IRR: -11.1%
• Equity multiple: 0.29×
• Total profit: $-67,362
• Equity at exit: $29,388

Cash invested: $95,172 (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 84032

• Rents YoY: 3.9%
• Active inventory: 1358
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,564 medium
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$750
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $-283

Break-even live

Break-even rent $3,923

Max offer price $298,906

Occupancy floor —

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
969 W Eland Cir #87 Heber City, UT	4.0	3.5	2638	$8,500	$3.22	23d	1	1.33mi
1021 W Vissen Way Heber City, UT	4.0	3.5	3561	$8,500	$2.39	23d	1	1.37mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 21 events

1. 2026-06-18
   days on market $339,900 Active 30 DOM
2. 2026-06-17
   days on market $339,900 Active 29 DOM
3. 2026-06-16
   days on market $339,900 Active 28 DOM
4. 2026-06-15
   days on market $339,900 Active 27 DOM
5. 2026-06-14
   days on market $339,900 Active 25 DOM
6. 2026-06-10
   days on market $339,900 Active 22 DOM
7. 2026-06-09
   days on market $339,900 Active 21 DOM
8. 2026-06-08
   days on market $339,900 Active 20 DOM
9. 2026-06-07
   days on market $339,900 Active 19 DOM
10. 2026-06-05
    days on market $339,900 Active 16 DOM
11. 2026-06-03
    days on market $339,900 Active 15 DOM
12. 2026-06-02
    days on market $339,900 Active 14 DOM
13. 2026-06-01
    days on market $339,900 Active 13 DOM
14. 2026-05-31
    days on market $339,900 Active 12 DOM
15. 2026-05-31
    days on market $339,900 Active 11 DOM
16. 2026-05-19
    listed $339,900 Active
17. 2026-05-18
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2026-04-02
    listed $339,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2026-04-02
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2026-03-12
    price $339,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2025-07-02
    listed $329,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $42,770
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − HOA: −$9,000
• − Depreciation: −$9,888
• Taxable loss: −$8,799
• Est. tax savings @ 24.0%: +$2,112
• After-tax cash flow: $-1,288/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 · 1 photo

Excellent 95/100 None rehab

This luxury townhome is in excellent condition with no visible repairs or maintenance needed. It offers a high-end living experience with ample space and stunning views, making it an attractive investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters
• Both Interior updates (paint, minor fixtures) — Freshens the interior and can appeal to a broader range of buyers
• Both Outdoor furniture and decor — Enhances the outdoor living space and can attract more buyers or renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters ↑
• Both Interior updates (paint, minor fixtures) — Freshens the interior and can appeal to a broader range of buyers ↑
• Both Outdoor furniture and decor — Enhances the outdoor living space and can attract more buyers or renters ↑

ⓘ 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: Wasatch District
• NCES district ID: 4901110
• Math proficiency: 45% ▼ -2.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $67,315
• Composite: 42.77/100
• National rank: #3154
• State rank: #23 of 80 in UT

Livability — Park City

• Score: 72/100
• State rank: #78
• US rank: #6121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wasatch County · 42,185 people
• City population: 28,976
• Metro: Heber, UT
• Population (ZIP): 26,111
• Household income: $103,440
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 358.0

Population outlook (Wasatch County) Hauer SSP2

• Today (2025): 42,214 people
• By 2030: 49,113 · +16.3%
• By 2040: 63,675 · +50.8%
• By 2050: 78,879 · +86.9%
• By 2075: 116,912 · +177.0%
• By 2100: 147,290 · +248.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Slovak 5% Portuguese 5% Italian 3%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 13% Other Indo-European 2% Tagalog/Filipino 1%

Political lean MEDSL · Wasatch

• 2024 margin: Strong R (+27.4) · D 35.2% · R 62.6% · Other 2.2%
• 2008→2024 swing: +2.3pp toward D · 2008: -29.8pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+26.2 2016: R+25.2 2012: R+52.2 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.10%
• Current HPI: 298.4537
• Rent YoY: ▲ 3.93%
• Metro: Heber, 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

+3.3% since first listed

6 events — show timeline

• 2026-05-19 Listed $339,900 WFRMLS
• 2026-05-18 Sold (MLS) — WFRMLS
• 2026-04-02 Listed $339,000 WFRMLS
• 2026-04-02 Sold (MLS) — WFRMLS
• 2026-03-12 Price Changed $339,000 WFRMLS
• 2025-07-02 Listed $329,000 WFRMLS