7720 Royal St Unit Cgt-7 · Park City, UT 84060

$108,000

2 bd · 2.0 ba · 1,700 sqft · Timeshare · 86 Days on market

Built 1992 1.50 ac lot $1600/mo HOA · 52% of rent ↓ 58% 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 +17.3/30.0
• 1% rule +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Your Home at Deer Valley Resort / Effortless Vacation

Key facts

• 1.5 acre lot
• 40 garage spots
• Community pool

Property features AI

Finance

• Other: Ski-in and ski-out access; Located in Upper Deer Valley Resort area within Park City limits
• HOA & community: Quarterly HOA dues; HOA covers amenities, water, sewer, gas, electricity, telephone (basic), shuttle service, snow removal, security, reserve fund, management fees, high-speed internet, firewood, cable TV, common area taxes, exterior maintenance, grounds maintenance, and insurance; Onsite management; Clubhouse; Fitness room; Shuttle service; Pool and hot tub; Ski storage; Steam room; Sauna; Elevator; Pets not allowed

Exterior

• Parking: 40 covered parking spaces; Guest parking; Underground parking; Unassigned parking
• Utilities: Septic tank sewer; Public water with irrigation; Cable available; Phone available; Natural gas connected; High-speed internet available; Electricity connected; No PID
• Home design: Townhouse; Fractional interest (3 weeks +); Frame and frame-metal construction; Asphalt roof; Entry measured from plans
• Construction: Wood siding; Concrete perimeter foundation; Concrete slab foundation; Built/complete construction
• Exterior features: Balcony; Outdoor pool; Spa/Hot Tub; Lawn sprinkler with timer; Heated walkway; Heated driveway; Gas BBQ; Deck(s); Partial fencing; Natural vegetation; Partially landscaped; Wooded/partially; On bus route; Paved roads; Gated road frontage; Seasonal access

Interior

• Kitchen: Electric range; Double oven; Oven; Microwave; Refrigerator; Freezer; Dishwasher
• Bedrooms: 1 master bedroom; 1 other bedroom
• Flooring: Stone; Concrete; Wood; Tile
• Heating & cooling: Natural gas heating
• Interior features: Elevator; Ski storage; Steam room/shower; Interior storage; Spa/Hot Tub; Sauna; Fire sprinklers; Furnished - fully
• Laundry & utility: Gas dryer; Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $108k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.

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.
• Park City District (town): math 46% / reading 53% proficiency, ranked #9 of 80 in UT (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 705 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 917 units permitted in Summit County in 2024 (529 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($747 loan paydown + $7k appreciation (6.7% local appreciation)).
• Summit County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: HOA is 52% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 2.84% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $219,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7720 E Royal Street East Unit Gt-76	0.02mi	3/4.0 (+1)	1,700 (0%)	8mo	$220,000	$129	79

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

Projected returns pro-forma

6.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.38×
• Total profit: $41,580
• Equity at exit: $72,484

10-year hold

• IRR: 19.2%
• Equity multiple: 4.95×
• Total profit: $119,437
• Equity at exit: $135,603

Cash invested: $30,240 (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 84060

• Home prices YoY: 2.1%
• Active inventory: 705
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $3,071 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$1,600
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $79

Break-even live

Break-even rent $2,970

Max offer price $108,000

Occupancy floor 92%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 McHenry St Unit A1 Park City, UT	3.0	2.5	1119	$4,500	$4.02	23d	1	1.37mi
670 Deer Valley Loop #11 Park City, UT	3.0	3.0	1815	$8,200	$4.52	3d	1	1.47mi

HOA detail

• Monthly dues: $1,600 · $19,200/yr

Listing history 17 events

1. 2026-06-18
   days on market $108,000 Active 86 DOM
2. 2026-06-17
   days on market $108,000 Active 85 DOM
3. 2026-06-16
   days on market $108,000 Active 84 DOM
4. 2026-06-15
   days on market $108,000 Active 83 DOM
5. 2026-06-13
   days on market $108,000 Active 81 DOM
6. 2026-06-13
   days on market $108,000 Active 80 DOM
7. 2026-06-09
   days on market $108,000 Active 77 DOM
8. 2026-06-08
   days on market $108,000 Active 76 DOM
9. 2026-06-07
   days on market $108,000 Active 75 DOM
10. 2026-06-03
    days on market $108,000 Active 71 DOM
11. 2026-06-02
    days on market $108,000 Active 70 DOM
12. 2026-06-01
    days on market $108,000 Active 69 DOM
13. 2026-05-31
    days on market $108,000 Active 68 DOM
14. 2026-03-23
    listed $108,000 Active
15. 2024-04-23
    soldstatus Closed 53-char remark

    Show marketing remark (53 chars)

    Your Home at Deer Valley Resort / Effortless Vacation

16. 2024-04-09
    status Pending 53-char remark

    Show marketing remark (53 chars)

    Your Home at Deer Valley Resort / Effortless Vacation

17. 2024-03-15
    listed $259,000 Active 53-char remark

    Show marketing remark (53 chars)

    Your Home at Deer Valley Resort / Effortless Vacation

ⓘ 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 6/10 Major
• 🌡 Heat 1/10 Low 4 d/yr ≥81°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,846
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$2,948
• − Management: −$2,948
• − HOA: −$19,200
• − Depreciation: −$3,142
• Taxable income: $399
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $856/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: Park City District
• NCES district ID: 4900750
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $103,108
• Composite: 47.42/100
• National rank: #2284
• State rank: #9 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

• Census place: Park City, UT
• County: Summit County · 28,976 people
• City population: 28,976
• Metro: Heber, UT
• Population (ZIP): 8,619
• Household income: $128,295
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 223.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 48,272 people
• By 2030: 52,532 · +8.8%
• By 2040: 60,766 · +25.9%
• By 2050: 68,678 · +42.3%
• By 2075: 90,024 · +86.5%
• By 2100: 107,150 · +122.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 6% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 7% Lithuanian 6% Slovak 4%
• Foreign-born: 13% · Canada
• Languages at home: 79% English-only · Spanish 16% Tagalog/Filipino 2% French/Haitian/Cajun 1%

Political lean MEDSL · Summit

• 2024 margin: D (+14.8) · D 56.5% · R 41.7% · Other 1.9%
• 2008→2024 swing: -0.5pp no change · 2008: 15.3pp · 2024: 14.8pp
• All cycles: 2024: D+14.8 2020: D+19.1 2016: D+15.4 2012: R+4.9 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.67%
• Current HPI: 318.2413
• Rent YoY: —
• 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

-58.3% since first listed

4 events — show timeline

• 2026-03-23 Listed $108,000 PCMLS
• 2024-04-23 Sold (MLS) — PCMLS
• 2024-04-09 Pending — PCMLS
• 2024-03-15 Listed $259,000 PCMLS