1343 N Trapper Loop W · Garden City, UT 84028

$140,000

6 bd · 4.0 ba · 2,166 sqft · Other public records · 48 Days on market

Built 2022 0.33 ac lot $58/mo HOA · 4% of rent

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Swan Creek Village A Fractional Ownership Lakeside Retreat. Experience the Benefits of 1/8 Fractional Ownership at Swan Creek, Where 45 Nights a Year are Yours to Enjoy at this Stunning 6-Bedroom, 4-Bathroom Home in the Heart of Bear Lake Valley. Set in a Gated Community, this 4,296 Square-Foot Retreat, Offers Sweeping Views of Bear Lake and Provides the Perfect Setting for Relaxation and Family Fun. Built-in 2022, this Vacation Home Features Modern Finishes, Vaulted Ceilings, and an Expansive Deck Where You Can Take in the Beauty of the Lake. With Exclusive Ownership Access, You'll Enjoy a Private Hot Tub, Game Tables, and Plenty of Space for Making Lasting Family Memories-All While Shari

Key facts

• Gated community
• Lakeside retreat
• Sweeping views

Tags

• LAKESIDE RETREAT
• GATED COMMUNITY
• SWEEPING VIEWS
• EXPANSIVE DECK
• PRIVATE HOT TUB
• GAME TABLES

Property features AI

Finance

• Other: Zoned for single-family (R)
• HOA & community: Homeowners association with annual fee; Annual association fee of $700; HOA fee includes trash and water; Community amenities: biking trails, hiking trails, gated entry, snow removal, trash and water services; Subdivision: SWAN CREEK VILLAGE; Agent owned

Exterior

• Parking: Attached garage; Two garage spaces; Two covered parking spaces; Eight open/uncovered parking spaces; Total of 10 parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Rambler/Ranch style; Single-level living accessibility features; Faces east; Single-family property; Built/standing condition (effective year 2022)
• Construction: Built in 2022 (effective year); Cement siding; Asphalt/composition roofing
• Exterior features: Balcony; Basement entrance with walkout access; Double-pane windows; Foyer entry; Exterior lighting; Walkout basement; Secluded yard with terraced landscaping; Full landscaping and xeriscaped areas; Mountain, lake and water views; Secluded mountain terrain

Interior

• Kitchen: Gas oven
• Bedrooms: Two main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Laminate
• Bathrooms: Four full bathrooms
• Heating & cooling: Forced air heating; Gas central heating; Propane heating available; Central air conditioning
• Interior features: Primary bathroom with separate tub and shower; Walk-in closet in primary suite; Den/office; Gas log fireplace; Great room; Jetted tub; Vaulted ceilings; Smart thermostat(s); Drapes, full window treatments and shades
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $9 ($111/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#156 in UT) — a middle-class / working-renter tenant base. Strengths: housing A-, crime B, cost of living B; Watch: employment C-, amenities F, commute F.
• Rich District (rural): math 51% / reading 55% proficiency, ranked #16 of 80 in UT (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Rich School (math 64% / reading 54%, grade B-, #59 of 585 statewide, top 10%, 113 students, 37% FRL); Rich Middle School (math 52% / reading 57%, grade B-, #13 of 138 statewide, top 9%, 123 students, 33% FRL); Rich High (math 30% / reading 50%, grade F, #63 of 171 statewide, top 37%, 156 students, 30% FRL).
• Market conditions: 478 active listings in the ZIP; 97 units permitted in Rich County in 2024 (19 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($968 loan paydown + $6k appreciation (4.3% local appreciation)).
• Rich County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 48 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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: property tax is 2.6% of price.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.05% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.70×
• Total profit: $27,337
• Equity at exit: $73,322

10-year hold

• IRR: 12.9%
• Equity multiple: 3.18×
• Total profit: $85,318
• Equity at exit: $121,829

Cash invested: $39,200 (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 84028

• Home prices YoY: 1.2%
• Active inventory: 478
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$299 /mo · $3,587/yr
• Insurance: −$58
• HOA: −$58
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $9

Break-even live

Break-even rent $1,455

Max offer price $140,000

Occupancy floor 94%

Sensitivity live

Price	-10% $88	-5% $49	+0% $9	+5% $-30	+10% $-70
Rent	-10% $-107	-5% $-49	+0% $9	+5% $67	+10% $125
Rate	-1.0pp $80	-0.5pp $45	base $9	+0.5pp $-27	+1.0pp $-64

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: security

Listing history 50 events

1. 2026-06-21
   days on market $140,000 Active 48 DOM
2. 2026-06-19
   days on market $140,000 Active 46 DOM
3. 2026-06-18
   days on market $140,000 Active 45 DOM
4. 2026-06-17
   days on market $140,000 Active 44 DOM
5. 2026-06-16
   days on market $140,000 Active 43 DOM
6. 2026-06-15
   days on market $140,000 Active 42 DOM
7. 2026-06-14
   days on market $140,000 Active 40 DOM
8. 2026-06-13
   days on market $140,000 Active 39 DOM
9. 2026-06-10
   days on market $140,000 Active 37 DOM
10. 2026-06-09
    days on market $140,000 Active 36 DOM
11. 2026-06-08
    days on market $140,000 Active 35 DOM
12. 2026-06-07
    days on market $140,000 Active 34 DOM
13. 2026-06-03
    days on market $140,000 Active 30 DOM
14. 2026-06-02
    days on market $140,000 Active 29 DOM
15. 2026-06-01
    days on market $140,000 Active 28 DOM
16. 2026-05-31
    days on market $140,000 Active 27 DOM
17. 2026-05-30
    days on market $140,000 Active 26 DOM
18. 2026-05-04
    listed $140,000 Active
19. 2026-05-01
    historical
20. 2026-03-23
    price $135,000
21. 2026-02-06
    price $130,000
22. 2025-10-19
    price $125,000
23. 2025-10-04
    listed $159,000 Active
24. 2024-08-01
    historical
25. 2024-05-17
    price $155,000
26. 2024-04-06
    price $160,000
27. 2024-01-31
    price $166,000
28. 2024-01-24
    listed $160,000 Active
29. 2024-01-23
    soldstatus Closed
30. 2023-08-28
    status Under Contract
31. 2023-08-28
    soldstatus Closed
32. 2023-08-28
    listed $160,000 Active
33. 2023-08-08
    soldstatus Closed
34. 2023-08-08
    listed $156,000 Active
35. 2023-07-08
    listed $156,000 Active
36. 2023-07-05
    soldstatus Closed
37. 2023-06-20
    price $156,000
38. 2023-06-07
    price $145,000
39. 2023-05-03
    listed $149,000 Active
40. 2023-05-02
    soldstatus Closed
41. 2023-02-02
    listed $158,813 Active
42. 2022-11-14
    historical
43. 2022-11-04
    price $315,000
44. 2022-10-18
    price $310,000
45. 2022-09-29
    price $1,125,000
46. 2022-09-23
    historical
47. 2022-09-23
    listed $1,185,000 Active
48. 2022-09-07
    price $299,900
49. 2022-08-30
    soldstatus
50. 2022-08-06
    price $330,000

ⓘ 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: $3,587 · $299/mo
• Projected year-2 tax: $3,587 · $299/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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,600
• − Mortgage interest: −$7,842
• − Property taxes: −$3,587
• − Insurance: −$700
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − HOA: −$696
• − Depreciation: −$4,073
• Taxable loss: −$2,114
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $618/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: Rich District
• NCES district ID: 4900840
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $51,144
• Composite: 45.37/100
• National rank: #2633
• State rank: #16 of 80 in UT

Livability — Garden City

• Score: 65/100
• State rank: #156
• US rank: #12941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 667

Population outlook (Rich County) Hauer SSP2

• Today (2025): 2,278 people
• By 2030: 2,241 · -1.6%
• By 2040: 2,142 · -6.0%
• By 2050: 2,085 · -8.5%
• By 2075: 1,814 · -20.4%
• By 2100: 1,530 · -32.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 17% Portuguese 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1%

Political lean MEDSL · Rich

• 2024 margin: Solid R (+68.9) · D 14.8% · R 83.7% · Other 1.5%
• 2008→2024 swing: -1.6pp toward R · 2008: -67.3pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+71.7 2016: R+62.2 2012: R+82.5 2008: R+67.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.28%
• Current HPI: 347.1291
• 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

-61.1% since first listed

38 events — show timeline

• 2026-05-04 Listed $140,000 WFRMLS
• 2026-05-01 Listing Removed — WFRMLS
• 2026-03-23 Price Changed $135,000 WFRMLS
• 2026-02-06 Price Changed $130,000 WFRMLS
• 2025-10-19 Price Changed $125,000 WFRMLS
• 2025-10-04 Listed $159,000 WFRMLS
• 2024-08-01 Listing Removed — WFRMLS
• 2024-05-17 Price Changed $155,000 WFRMLS
• 2024-04-06 Price Changed $160,000 WFRMLS
• 2024-01-31 Price Changed $166,000 WFRMLS
• 2024-01-24 Listed $160,000 WFRMLS
• 2024-01-23 Sold (MLS) — WFRMLS
• 2023-08-28 Pending — WFRMLS
• 2023-08-28 Listed $160,000 WFRMLS
• 2023-08-28 Sold (MLS) — WFRMLS
• 2023-08-08 Listed $156,000 WFRMLS
• 2023-08-08 Sold (MLS) — WFRMLS
• 2023-07-08 Listed $156,000 WFRMLS
• 2023-07-05 Sold (MLS) — WFRMLS
• 2023-06-20 Price Changed $156,000 WFRMLS
• 2023-06-07 Price Changed $145,000 WFRMLS
• 2023-05-03 Listed $149,000 WFRMLS
• 2023-05-02 Sold (MLS) — WFRMLS
• 2023-02-02 Listed $158,813 WFRMLS
• 2022-11-14 Listing Removed — WFRMLS
• 2022-11-04 Price Changed $315,000 WFRMLS
• 2022-10-18 Price Changed $310,000 WFRMLS
• 2022-09-29 Price Changed $1,125,000 WFRMLS
• 2022-09-23 Listing Removed — WFRMLS
• 2022-09-23 Listed $1,185,000 WFRMLS
• 2022-09-07 Price Changed $299,900 WFRMLS
• 2022-08-30 Sold (Public Records) — Public Records
• 2022-08-06 Price Changed $330,000 WFRMLS
• 2022-07-18 Price Changed $350,000 WFRMLS
• 2022-07-05 Relisted — WFRMLS
• 2022-06-30 Listed $360,000 WFRMLS
• 2022-06-30 Listing Removed — WFRMLS
• 2022-06-22 Sold (Public Records) — Public Records

Property tax history

+19.8%/yr

Latest (2025): $3,587 · -0.7% YoY. Source: county tax records.