5193 Foothill Dr · Kamas, UT 84036

$244,900

2 bd · 1.0 ba · 520 sqft · Other · 70 Days on market

Built 1968 Poor condition 1.72 ac lot $22/mo HOA · 1% 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Large deck
• Seasonal water
• Mostly flat lot

Tags

• MANOR LANDS GATED COMMUNITY
• MOSTLY FLAT LOT
• REMODELED MANUFACTURED HOME
• LARGE DECK
• SEASONAL WATER
• BLEND OF MEADOW AND FOREST

Property features AI

Finance

• Other: Lot size approximately 1.72 acres
• HOA & community: Homeowners association with an annual fee of $260; Subdivision: MANOR LANDS

Exterior

• Security: Gated community
• Utilities: Electricity connected; Water connected (well and shared); Septic tank
• Home design: Cabin-style property; Built/standing; Recreational current use; Has a view
• Construction: Metal siding
• Exterior features: Metal roof; Mountain terrain with mountain views; Mature trees

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater
• Interior features: Free standing range/oven; Drapes; Refrigerator; No basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $245k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#79 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, cost of living D+, amenities F.
• South Summit District (town): math 39% / reading 42% proficiency, ranked #39 of 80 in UT (top 49%) — 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: 581 active listings in the ZIP; high-income renter base; 917 units permitted in Summit County in 2024 (529 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Summit County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.0

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-19,950
• Equity at exit: $36,515

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $8,185
• Equity at exit: $21,174

Cash invested: $68,572 (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 84036

• Active inventory: 581
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,674/yr
• Insurance: −$102
• HOA: −$22
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $309

Break-even live

Break-even rent $2,170

Max offer price $244,900

Occupancy floor 83%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 19 events

1. 2026-06-19
   days on market $244,900 Active 70 DOM
2. 2026-06-18
   days on market $244,900 Active 69 DOM
3. 2026-06-17
   days on market $244,900 Active 68 DOM
4. 2026-06-16
   days on market $244,900 Active 67 DOM
5. 2026-06-15
   days on market $244,900 Active 66 DOM
6. 2026-06-14
   days on market $244,900 Active 64 DOM
7. 2026-06-13
   days on market $244,900 Active 63 DOM
8. 2026-06-10
   days on market $244,900 Active 61 DOM
9. 2026-06-09
   days on market $244,900 Active 60 DOM
10. 2026-06-08
    days on market $244,900 Active 59 DOM
11. 2026-06-07
    days on market $244,900 Active 58 DOM
12. 2026-06-05
    days on market $244,900 Active 55 DOM
13. 2026-06-02
    days on market $244,900 Active 53 DOM
14. 2026-06-01
    days on market $244,900 Active 52 DOM
15. 2026-05-31
    days on market $244,900 Active 51 DOM
16. 2026-05-30
    days on market $244,900 Active 50 DOM
17. 2026-04-10
    listed $244,900 Active
18. 2018-04-30
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2017-09-01
    listed $99,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 21 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: $30,736
• − Mortgage interest: −$13,718
• − Property taxes: −$3,674
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − HOA: −$264
• − Depreciation: −$7,124
• Taxable loss: −$186
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $3,753/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 · 0 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including kitchen and bathroom updates, exterior painting and repairs, and landscaping improvements. Significant value can be added through these upgrades, making it a promising investment.

Repairs flagged

• Major Kitchen cabinets — Missing doors and significant wear
• Major Bathroom fixtures — Missing and stained
• Major Roof — Signs of weathering and potential leaks
• Major Exterior siding — Peeling paint and visible damage
• Major Flooring — Worn carpet and visible stains
• Major Interior walls — Painted walls with visible cracks and stains
• Major Windows — Older windows with visible damage
• Major HVAC/mechanicals — No visible issues, but overall condition suggests need for inspection
• Major Landscaping — Overgrown vegetation, unkempt appearance

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value
• Both Bathroom renovation — Updating the bathroom can significantly increase both resale and rental value
• Both Exterior painting and repairs — A fresh coat of paint and repairs to the exterior can greatly enhance curb appeal and value
• Both Landscaping — A well-maintained landscape can significantly increase both resale and rental value
• Both HVAC upgrade — Upgrading the HVAC system can improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Missing doors and significant wear	Major	$15,000–50,000
Bathroom fixtures · Missing and stained	Major	$15,000–50,000
Roof · Signs of weathering and potential leaks	Major	$15,000–50,000
Exterior siding · Peeling paint and visible damage	Major	$15,000–50,000
Flooring · Worn carpet and visible stains	Major	$15,000–50,000
Interior walls · Painted walls with visible cracks and stains	Major	$15,000–50,000
Windows · Older windows with visible damage	Major	$15,000–50,000
HVAC/mechanicals · No visible issues, but overall condition suggests need for inspection	Major	$15,000–50,000
Landscaping · Overgrown vegetation, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value ↑
• Both Bathroom renovation — Updating the bathroom can significantly increase both resale and rental value ↑
• Both Exterior painting and repairs — A fresh coat of paint and repairs to the exterior can greatly enhance curb appeal and value ↑
• Both Landscaping — A well-maintained landscape can significantly increase both resale and rental value ↑
• Both HVAC upgrade — Upgrading the HVAC system can improve comfort and energy efficiency, increasing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: South Summit District
• NCES district ID: 4900990
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $64,213
• Composite: 36.26/100
• National rank: #4708
• State rank: #39 of 80 in UT

Livability — Kamas

• Score: 72/100
• State rank: #79
• US rank: #6287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kamas, UT
• County: Wasatch County · 42,185 people
• City population: 9,241
• Metro: Heber, UT
• Population (ZIP): 9,241
• Household income: $120,769
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 100.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 13%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 17% Russian/Polish/Slavic 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: ▼ -212.82%
• Current HPI: 274.999
• 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

+147.4% since first listed

3 events — show timeline

• 2026-04-10 Listed $244,900 WFRMLS
• 2018-04-30 Sold (MLS) — WFRMLS
• 2017-09-01 Listed $99,000 WFRMLS