Glacier Transitional Plan · Heber, UT 84032

$954,900

4 bd · 2.5 ba · 4,478 sqft · SingleFamily · 86 Days on market

Excellent condition 2-car garage

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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
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy coming home to The Glacier, with 4 bedrooms, 2.5 bathrooms, 2,901 finished square feet, and a total of 4,478 square feet. The Glacier floor plan features an open concept layout, open to below great room with plenty of windows for natural light, a kitchen with a large island and walk-in pantry, spacious owner's suite, and a walk-in shower within the owner's bathroom. An upstairs loft overlooking the family room creates an additional cozy space on the second level. Featuring an optional finished basement.

Key facts

• Upstairs loft
• Fishing ponds
• Walk in pantry

Tags

• OPEN CONCEPT LAYOUT
• WALK IN PANTRY
• UPSTAIRS LOFT
• OPTIONAL FINISHED BASEMENT
• COMMUNITY SWIMMING POOL
• FISHING PONDS

🏗️ New construction. The $954,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,149,090.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $955k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-5k ($-63k/yr) — negative.
• To cash-flow at today's rent, offer at most $385k (59.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (64.7% below list).
• Recommended offer: $337k (64.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#68 in UT, #4,763 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living D-.
• 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: Wasatch High (math 34% / reading 50%, grade F, #55 of 171 statewide, top 32%, 2,531 students, 16% FRL).
• Market conditions: Rents rising (+3.9%/yr); 1615 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 39% 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 $8k of loan paydown is wiped out by about $34k 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 86 days — a 6% lower offer ($898k) is reasonable based on typical stale-listing flexibility.

Recommended offer $337,037 (64.7% 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 86 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
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. 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: 0.29% ✗
• Cap rate: 0.78%
• Cash-on-cash: -19.69%
• DSCR: 0.12
• GRM: 28.4

CMA / ARV

• ARV (median comp): $1,149,090
• List price: $954,900
• Delta: -16.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2752 E Hayloft Ln	0.04mi	4/3.0	4,394 (-2%)	6mo	$1,049,900	$239	88
2772 E Hayloft Ln	0.06mi	4/3.0	4,394 (-2%)	9mo	$1,184,900	$270	85
2879 E Hayloft Ln	0.13mi	4/2.5	4,311 (-4%)	5mo	$1,288,355	$299	84
2941 E Hayloft Ln	0.18mi	4/2.5	4,311 (-4%)	5mo	$1,156,475	$268	81
2793 E Hayloft Ln	0.07mi	4/2.5	4,429 (-1%)	18mo	$1,179,330	$266	80
933 S Cloverfield Ct	0.13mi	5/4.5 (+1)	4,410 (-2%)	6mo	$1,133,810	$257	74
2909 E Hayloft Ln	0.15mi	4/3.5	3,975 (-11%)	2mo	$1,141,220	$287	69
2862 E Hayloft Ln	0.13mi	4/3.5	3,970 (-11%)	4mo	$1,119,900	$282	67
2832 E Hayloft Ln	0.11mi	4/3.5	3,975 (-11%)	8mo	$1,230,310	$310	65
2593 E Water Wheel Ct	0.24mi	3/2.5 (-1)	4,575 (+2%)	18mo	$1,099,950	$240	65

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: -56.1%
• Equity multiple: -0.61×
• Total profit: $-519,159
• Equity at exit: $171,333

10-year hold

• IRR: —
• Equity multiple: -1.71×
• Total profit: $-871,457
• Equity at exit: $99,352

Cash invested: $321,745 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 57 active · 9 under contract
• Months of supply: 68.4 mo (1%/mo absorbed)
• Median asking: $1,011,900 ($252/sqft)
• Median days on market: 98 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +1.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 84032

• Rents YoY: 3.9%
• Active inventory: 1615
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $3,370 medium
• Mortgage (P&I): −$6,026
• Tax est. 1.5%: −$1,436 /mo · $17,236/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $-5,279

Break-even live

Break-even rent $10,052

Max offer price $385,281

Occupancy floor —

Sensitivity live

Price	-10% $-4,484	-5% $-4,881	+0% $-5,279	+5% $-5,676	+10% $-6,073
Rent	-10% $-5,545	-5% $-5,412	+0% $-5,279	+5% $-5,145	+10% $-5,012
Rate	-1.0pp $-4,700	-0.5pp $-4,986	base $-5,279	+0.5pp $-5,576	+1.0pp $-5,879

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: $287,272
• Closing costs: $34,473
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3171 E Horse Thief Dr Heber City, UT	5.0	3.0	3500	$3,700	$1.06	63d	1	0.62mi
2285 E Red Knob Way Heber City, UT	5.0	5.0	5578	$14,900	$2.67	72d	1	1.37mi

Property features AI

Finance

• Financial info: List price $954,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan (Glacier Transitional)
• Exterior features: Property located at 2737 E Hayloft Ln, Heber, UT 84032Living area approximately 4478

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan is the Glacier Transitional model

Listing history 50 events

1. 2026-08-08
   days on market $954,900 Active 86 DOM
2. 2026-08-07
   days on market $954,900 Active 85 DOM
3. 2026-08-06
   days on market $954,900 Active 84 DOM
4. 2026-08-05
   days on market $954,900 Active 83 DOM
5. 2026-08-04
   days on market $954,900 Active 82 DOM
6. 2026-08-03
   days on market $954,900 Active 81 DOM
7. 2026-07-31
   days on market $954,900 Active 78 DOM
8. 2026-07-30
   days on market $954,900 Active 76 DOM
9. 2026-07-28
   days on market $954,900 Active 75 DOM
10. 2026-07-26
    days on market $954,900 Active 73 DOM
11. 2026-07-25
    days on market $954,900 Active 72 DOM
12. 2026-07-24
    days on market $954,900 Active 71 DOM
13. 2026-07-23
    days on market $954,900 Active 70 DOM
14. 2026-07-22
    days on market $954,900 Active 69 DOM
15. 2026-07-21
    days on market $954,900 Active 68 DOM
16. 2026-07-18
    days on market $954,900 Active 65 DOM
17. 2026-07-16
    days on market $954,900 Active 63 DOM
18. 2026-07-16
    days on market $954,900 Active 62 DOM
19. 2026-07-14
    days on market $954,900 Active 61 DOM
20. 2026-07-14
    days on market $954,900 Active 60 DOM
21. 2026-07-12
    days on market $954,900 Active 59 DOM
22. 2026-07-11
    days on market $954,900 Active 58 DOM
23. 2026-07-10
    days on market $954,900 Active 57 DOM
24. 2026-07-09
    days on market $954,900 Active 56 DOM
25. 2026-07-07
    days on market $954,900 Active 54 DOM
26. 2026-07-06
    days on market $954,900 Active 53 DOM
27. 2026-07-05
    days on market $954,900 Active 52 DOM
28. 2026-07-03
    days on market $954,900 Active 50 DOM
29. 2026-07-02
    days on market $954,900 Active 49 DOM
30. 2026-07-01
    days on market $954,900 Active 48 DOM
31. 2026-06-30
    days on market $954,900 Active 47 DOM
32. 2026-06-29
    days on market $954,900 Active 46 DOM
33. 2026-06-28
    days on market $954,900 Active 45 DOM
34. 2026-06-28
    days on market $954,900 Active 44 DOM
35. 2026-06-27
    days on market $954,900 Active 43 DOM
36. 2026-06-25
    days on market $954,900 Active 41 DOM
37. 2026-06-23
    days on market $954,900 Active 39 DOM
38. 2026-06-22
    days on market $954,900 Active 38 DOM
39. 2026-06-18
    days on market $954,900 Active 35 DOM
40. 2026-06-17
    days on market $954,900 Active 34 DOM
41. 2026-06-16
    days on market $954,900 Active 33 DOM
42. 2026-06-15
    days on market $954,900 Active 32 DOM
43. 2026-06-14
    days on market $954,900 Active 30 DOM
44. 2026-06-10
    days on market $954,900 Active 27 DOM
45. 2026-06-09
    days on market $954,900 Active 26 DOM
46. 2026-06-08
    days on market $954,900 Active 25 DOM
47. 2026-06-07
    days on market $954,900 Active 24 DOM
48. 2026-06-05
    days on market $954,900 Active 21 DOM
49. 2026-06-03
    days on market $954,900 Active 20 DOM
50. 2026-06-02
    days on market $954,900 Active 19 DOM

ⓘ 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: $40,444
• − Mortgage interest: −$64,367
• − Property taxes: −$17,236
• − Insurance: −$5,745
• − Repairs & maintenance: −$3,236
• − Management: −$3,236
• − Depreciation: −$33,428
• Taxable loss: −$86,803
• Est. tax savings @ 24.0%: +$20,833
• After-tax cash flow: $-42,509/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 · 5 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for an investor to enhance its curb appeal and interior aesthetics with minor updates, which would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in entryway — Improves first impression and adds value ↑
• Both New kitchen backsplash — Enhances kitchen aesthetics and adds value ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Old Mill School A UT #5/585 Nat'l #2,202/41,679 Middle Timpanogos Middle School D+ UT #39/138 Nat'l #4,159/14,009 High Wasatch High F UT #55/171 Nat'l #7,572/17,239

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

B Composite livability gradescore 74/100

Livability — Heber

• Score: 74/100
• State rank: #68
• US rank: #4763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wasatch County · 42,214 people
• Metro: Heber, UT
• Population (ZIP): 26,111
• Household income: $103,440
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Property features AI

Finance

• Financial info: List price $954,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan (Glacier Transitional)
• Exterior features: Property located at 2737 E Hayloft Ln, Heber, UT 84032Living area approximately 4478

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan is the Glacier Transitional model