780 Main St · Park City, UT 84060

$24,900

2 bd · 2.0 ba · 1,253 sqft · Condo · 1 Days on market

Built 1994 $125/mo HOA · 3% 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 +15.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Marriott Summit Watch 'HIGH Week' Time Share, 2027 Week is INCLUDED - Paid-In- FULL and starts HOLIDAY WEEK 1/15/27. Luxury Accommodations, Complete Amenities, Great Walk Across Town Lift Bridge to Access to Town Lift for Skiing and Shopping, Ski Valet, Indoor and Outdoor Heated Swimming Pools and Spas, Exercise Room, Everything in walking distance. All that the Town Lift Plaza and Bridge location on Main Street has to offer. Excellent Restaurants, Luxury Shopping, Live Entertainment, Walk On Skiing at Park City Mountain Resort with Overnight Ski Valet at the Town Lift Plaza Base. Plus there's more, you have a ski locker and reserved covered underground heated parking space for one car. Bu

Key facts

• Ski locker
• Exercise room
• Walk on skiing

Tags

• EXERCISE ROOM
• WALK ON SKIING
• SKI LOCKER

Property features AI

Finance

• Other: Approximate finished area 1253 (public records); Approximate lot size 0.03 acres (public records); Approximate taxes listed
• Financial info: Nightly rental allowed
• HOA & community: Annual HOA dues; HOA covers amenities, water, sewer, gas, electricity, basic telephone, shuttle service, snow removal, reserves, management fees, high-speed internet, common area taxes, exterior and grounds maintenance, and insurance; Onsite management; Shuttle service

Exterior

• Parking: Attached heated garage (1 garage space); 1 covered parking space; 2 parking spaces total; Assigned off-street parking and guest parking
• Security: Onsite security service
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Phone available; High speed internet available; PID public infrastructure district
• Home design: Stacked / multi-level building; 3 levels in building; Unit on 3rd floor; Destination club fractional interest available; Year remodeled 2021; Road access paved and public; Year-round access
• Construction: HardiPlank and stone exterior; Frame construction (metal and wood); Metal roof; Concrete perimeter foundation; Built / construction complete
• Exterior features: Balcony; Outdoor pool; Patio(s); Deck(s); Outdoor storage; Ski storage; Heated driveway; Gas BBQ; Partially fenced; Adjacent common area land; Fully landscaped; Wooded / partially; Level lot; Cul-de-sac; On bus route; Creek / river front access; Hike / bike trail adjoining

Interior

• Kitchen: Electric range; Double oven; Microwave; Refrigerator; Dishwasher; Garbage disposal; Granite counters; Breakfast bar / eat-in kitchen
• Bedrooms: 1 master bedroom; 1 additional bedroom; Master bedroom on main level
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Forced air heating; Central air conditioning; Air conditioning
• Interior features: Elevator access; Granite counters; Open floor plan; Ski storage; Spa / hot tub; Sauna; Indoor pool; Main level master bedroom; Furnished fully; Computer network prewired; Tankless gas water heater; Smoke alarm; ADA accessible with accessible doors
• Laundry & utility: Washer; Dryer; Laundry facilities (common area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $25k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $25k).

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.
• Zoned schools: Mcpolin School (math 62% / reading 52%, grade C+, #75 of 585 statewide, top 14%, 403 students, 29% FRL); Ecker Hill Middle (math 48% / reading 55%, grade C, #23 of 138 statewide, top 17%, 705 students, 18% FRL); Park City High (math 39% / reading 58%, grade D, #33 of 171 statewide, top 19%, 1,224 students, 13% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 711 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 917 units permitted in Summit County in 2024 (529 in 5+ unit buildings).
• This rent runs 41% of the median local income ($128k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($172 loan paydown + $2k 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 24y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 17.65% ✓
• Cap rate: 159.33%
• Cash-on-cash: 546.56%
• DSCR: 25.32
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 30.60×
• Total profit: $206,384
• Equity at exit: $16,712

10-year hold

• IRR: —
• Equity multiple: 65.85×
• Total profit: $452,165
• Equity at exit: $31,264

Cash invested: $6,972 (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: 711
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $4,396 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$125
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $3,109

Break-even live

Break-even rent $460

Max offer price $24,900

Occupancy floor 24%

Sensitivity live

Price	-10% $3,126	-5% $3,118	+0% $3,109	+5% $3,100	+10% $3,092
Rent	-10% $2,762	-5% $2,935	+0% $3,109	+5% $3,283	+10% $3,456
Rate	-1.0pp $3,122	-0.5pp $3,115	base $3,109	+0.5pp $3,103	+1.0pp $3,096

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Park Ave Unit C203 Park City, UT	3.0	3.0	1704	$6,500	$3.81	25d	1	0.15mi
277 McHenry St Unit A1 Park City, UT	3.0	2.5	1119	$4,500	$4.02	25d	1	0.48mi
670 Deer Valley Loop #11 Park City, UT	3.0	3.0	1815	$8,200	$4.52	5d	1	0.50mi
1402 Empire Ave Unit 2A Park City, UT	1.0	1.0	897	$3,850	$4.29	14d	1	0.54mi
1509 Park Ave #409 Park City, UT	3.0	2.0	1200	$3,050	$2.54	25d	1	0.71mi
1690 Upper Iron Horse Loop Rd Unit C10 Park City, UT	3.0	1.0	925	$2,800	$3.03	25d	1	0.76mi
1700 Upper Ironhorse Loop #10 Park City, UT	3.0	1.0	956	$2,600	$2.72	25d	1	0.77mi
1875 Homestake Rd Park City, UT	2.0	2.0	915	$2,428	$2.65	3d	13	0.87mi
1521 Three Kings Dr Park City, UT	3.0	2.5	1349	$4,000	$2.97	4d	1	0.89mi
1791 Prospector Ave Park City, UT	1.0–2.0	1.0–2.0	789	$3,400	$4.31	3d	3	0.93mi
2410 Deer Lake Dr Unit NA Park City, UT	2.0	3.0	1728	$6,500	$3.76	5d	1	1.22mi
2320 Calumet Cir Unit B Park City, UT	2.0	2.0	1117	$3,250	$2.91	25d	1	1.36mi
2320 Calumet Cir Unit B Park City, UT	3.0	2.0	1117	$3,250	$2.91	5d	1	1.36mi
2260 Park Ave #1 Park City, UT	2.0	2.0	900	$2,725	$3.03	25d	1	1.48mi

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-05-23
   listed $24,900 Active
2. 2020-04-17
   historical Expired
3. 2019-04-24
   listed Active
4. 2013-12-12
   historical
5. 2012-12-13
   historical
6. 2011-12-13
   listed
7. 2011-12-13
   listed $3,000
8. 2011-03-18
   historical
9. 2010-10-09
   historical
10. 2010-10-09
    historical
11. 2010-02-18
    listed $7,800
12. 2009-06-30
    soldstatus
13. 2009-06-08
    historical
14. 2009-04-09
    listed $4,500
15. 2009-04-09
    listed $15,000
16. 2009-02-10
    listed $31,900
17. 2007-05-12
    historical
18. 2006-05-15
    listed
19. 2005-09-29
    historical
20. 2005-03-28
    listed $15,500
21. 2002-08-20
    historical
22. 2002-03-04
    listed $8,100

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 8 d/yr ≥81°F today · 21 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: $52,748
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$922
• − Repairs & maintenance: −$4,220
• − Management: −$4,220
• − HOA: −$1,500
• − Depreciation: −$724
• Taxable income: $39,394
• Est. tax owed @ 24.0%: −$9,454
• After-tax cash flow: $27,854/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

+207.4% since first listed

22 events — show timeline

• 2026-05-23 Listed $24,900 PCMLS
• 2020-04-17 Delisted — PCMLS
• 2019-04-24 Listed — PCMLS
• 2013-12-12 Delisted — TheMLS
• 2012-12-13 Listing Removed — CRMLS
• 2011-12-13 Listed $3,000 CRMLS
• 2011-12-13 Listed — TheMLS
• 2011-03-18 Listing Removed — CRMLS
• 2010-10-09 Listing Removed — WFRMLS
• 2010-10-09 Listing Removed — WFRMLS
• 2010-02-18 Listed $7,800 CRMLS
• 2009-06-30 Sold (MLS) — PCMLS
• 2009-06-08 Delisted — PCMLS
• 2009-04-09 Listed $15,000 WFRMLS
• 2009-04-09 Listed $4,500 WFRMLS
• 2009-02-10 Listed $31,900 PCMLS
• 2007-05-12 Delisted — PCMLS
• 2006-05-15 Listed — PCMLS
• 2005-09-29 Listing Removed — WFRMLS
• 2005-03-28 Listed $15,500 WFRMLS
• 2002-08-20 Listing Removed — WFRMLS
• 2002-03-04 Listed $8,100 WFRMLS