1426 S Heather Ln · Syracuse, UT 84075

$131,250

3 bd · 3.0 ba · 1,755 sqft · Condo public records · 40 Days on market

Built 2005 $69/mo HOA · 3% of rent ↓ 42% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• Other: Subdivision: CROFTERS COVE
• HOA & community: Part of the Red Rock homeowners association; HOA fee of $69 (includes trash and water); Community amenities and rules include pet policies, picnic area, snow removal, trash service, and water

Exterior

• Parking: 2-car attached garage; Total parking for 6 vehicles; 4 open/uncovered parking spaces; 2 covered parking spaces; Uncovered parking available
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected (culinary)
• Home design: 2-story single-family home; Faces south
• Construction: Built in 2005; Asphalt, stone, and stucco exterior materials; Asphalt pitched roof; Property is built and standing
• Exterior features: Balcony; Open porch; Sliding glass doors; Walkout; Double pane windows; Exterior lighting; Mountain view; Full landscaping; Auto-full sprinkler system; Sidewalks; Paved roads; Curb and gutter; Located on a cul-de-sac

Interior

• Kitchen: Free-standing range/oven; Disposal
• Bedrooms: Primary bedroom on 2nd floor
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms; 1 partial/half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fire alarm; Primary bath with separate tub and shower; Disposal; Free-standing range/oven; Instantaneous hot water; Blinds on windows
• Laundry & utility: Instantaneous hot water

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $131k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $131k).
• Recommended offer: $127k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#8 in UT, #353 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living F.
• Davis District (suburban): math 43% / reading 47% proficiency, ranked #28 of 80 in UT (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 202 active listings in the ZIP; high-income renter base; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $908 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Davis County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Recommended offer $127,312 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.92% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.56%
• DSCR: 2.45
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.7%
• Equity multiple: 2.15×
• Total profit: $42,330
• Equity at exit: $19,570

10-year hold

• IRR: 35.2%
• Equity multiple: 4.24×
• Total profit: $119,015
• Equity at exit: $11,348

Cash invested: $36,750 (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 84075

• Home prices YoY: -24.8%
• Active inventory: 202
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,526 medium
• Mortgage (P&I): −$688
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$55
• HOA: −$69
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $997

Break-even live

Break-even rent $1,264

Max offer price $131,250

Occupancy floor 56%

Sensitivity live

Price	-10% $1,071	-5% $1,034	+0% $997	+5% $960	+10% $923
Rent	-10% $798	-5% $897	+0% $997	+5% $1,097	+10% $1,197
Rate	-1.0pp $1,063	-0.5pp $1,030	base $997	+0.5pp $963	+1.0pp $928

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: $32,812
• Closing costs: $3,938
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $69 · $828/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-04-17
   listed $131,250 Active
2. 2022-11-08
   soldstatus Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

3. 2022-11-08
   soldstatus

   Show marketing remark (31 chars)

   There are no remarks available.

4. 2022-10-18
   status Under Contract 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

5. 2022-10-04
   price $419,900 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

6. 2022-09-23
   price $439,900 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2022-09-02
   price $455,000 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2022-08-26
   price $479,000 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2022-08-08
   listed $490,000 Active 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2022-08-06
    historical
11. 2022-04-25
    listed $490,000 Active
12. 2018-11-07
    soldstatus Sold
13. 2018-11-07
    soldstatus
14. 2018-09-26
    status Under Contract
15. 2018-09-20
    listed $259,900 Active
16. 2016-01-12
    soldstatus Sold
17. 2016-01-08
    soldstatus
18. 2015-12-05
    historical
19. 2015-11-17
    price $184,900
20. 2015-10-13
    listed $189,000 Active
21. 2006-08-11
    soldstatus
22. 2006-08-10
    soldstatus
23. 2006-05-22
    listed $184,900
24. 2006-02-17
    historical
25. 2002-04-01
    listed $225,000

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,235 · $186/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,308
• − Mortgage interest: −$7,352
• − Property taxes: −$2,235
• − Insurance: −$656
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − HOA: −$828
• − Depreciation: −$3,818
• Taxable income: $10,570
• Est. tax owed @ 24.0%: −$2,537
• After-tax cash flow: $9,428/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: Davis District
• NCES district ID: 4900210
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $70,511
• Composite: 40.59/100
• National rank: #3698
• State rank: #28 of 80 in UT

Livability — Syracuse

• Score: 86/100
• State rank: #8
• US rank: #353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Syracuse, UT
• County: Davis County · 341,755 people
• City population: 35,545
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 35,545
• Household income: $133,286
• Rent vs Own: 10.3% rent · 89.7% own
• Severe rent burden: 113.0

Population outlook (Davis County) Hauer SSP2

• Today (2025): 399,271 people
• By 2030: 430,528 · +7.8%
• By 2040: 493,485 · +23.6%
• By 2050: 555,187 · +39.1%
• By 2075: 688,589 · +72.5%
• By 2100: 769,646 · +92.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 6% Italian 3% Portuguese 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Davis

• 2024 margin: Strong R (+24.9) · D 36.0% · R 60.8% · Other 3.2%
• 2008→2024 swing: +17.4pp toward D · 2008: -42.3pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+27.5 2016: R+23.3 2012: R+61.8 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.18%
• Current HPI: 310.6904
• Rent YoY: —
• Metro: Ogden-Clearfield, 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

-41.7% since first listed

25 events — show timeline

• 2026-04-17 Listed $131,250 WFRMLS
• 2022-11-08 Sold (Public Records) — Public Records
• 2022-11-08 Sold (MLS) — WFRMLS
• 2022-10-18 Pending — WFRMLS
• 2022-10-04 Price Changed $419,900 WFRMLS
• 2022-09-23 Price Changed $439,900 WFRMLS
• 2022-09-02 Price Changed $455,000 WFRMLS
• 2022-08-26 Price Changed $479,000 WFRMLS
• 2022-08-08 Listed $490,000 WFRMLS
• 2022-08-06 Listing Removed — WFRMLS
• 2022-04-25 Listed $490,000 WFRMLS
• 2018-11-07 Sold (Public Records) — Public Records
• 2018-11-07 Sold (MLS) — WFRMLS
• 2018-09-26 Pending — WFRMLS
• 2018-09-20 Listed $259,900 WFRMLS
• 2016-01-12 Sold (MLS) — WFRMLS
• 2016-01-08 Sold (Public Records) — Public Records
• 2015-12-05 Listing Removed — WFRMLS
• 2015-11-17 Price Changed $184,900 WFRMLS
• 2015-10-13 Listed $189,000 WFRMLS
• 2006-08-11 Sold (Public Records) — Public Records
• 2006-08-10 Sold (MLS) — WFRMLS
• 2006-05-22 Listed $184,900 WFRMLS
• 2006-02-17 Listing Removed — WFRMLS
• 2002-04-01 Listed $225,000 WFRMLS

Property tax history

+4.5%/yr

Latest (2025): $2,235 · -0.6% YoY. Source: county tax records.