Glacier Farmhouse Plan · Heber, UT 84032

$869,900

4 bd · 2.5 ba · 4,478 sqft · SingleFamily · 160 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 $869,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,178,321.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $870k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-5k ($-65k/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (55.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (60.7% below list).
• Recommended offer: $342k (60.7% below list) — sets the bar for 1% rule.
• Cap rate 0.8% vs local median 1.0% in Heber — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 1764 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 835 units permitted in Wasatch County in 2024 (22 in 5+ unit buildings).
• This rent runs 40% 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 $35k 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 160 days — a 12% lower offer ($766k) is reasonable based on typical stale-listing flexibility.

Recommended offer $341,976 (60.7% 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 160 days. Have you received any prior offers? Is the seller open to a 61% 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: 0.75%
• Cash-on-cash: -19.79%
• DSCR: 0.12
• GRM: 28.7

CMA / ARV

• ARV (median comp): $1,178,321
• List price: $869,900
• Delta: -26.17%
• 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%)	8mo	$1,049,900	$239	86
2772 E Hayloft Ln	0.06mi	4/3.0	4,394 (-2%)	10mo	$1,184,900	$270	84
2879 E Hayloft Ln	0.13mi	4/2.5	4,311 (-4%)	6mo	$1,288,355	$299	82
2941 E Hayloft Ln	0.18mi	4/2.5	4,311 (-4%)	7mo	$1,156,475	$268	80
2793 E Hayloft Ln	0.07mi	4/2.5	4,429 (-1%)	20mo	$1,179,330	$266	79
933 S Cloverfield Ct	0.13mi	5/4.5 (+1)	4,410 (-2%)	7mo	$1,133,810	$257	72
2909 E Hayloft Ln	0.15mi	4/3.5	3,975 (-11%)	3mo	$1,141,220	$287	68
2862 E Hayloft Ln	0.13mi	4/3.5	3,970 (-11%)	6mo	$1,119,900	$282	66
2832 E Hayloft Ln	0.11mi	4/3.5	3,975 (-11%)	10mo	$1,230,310	$310	64
2593 E Water Wheel Ct	0.24mi	3/2.5 (-1)	4,575 (+2%)	20mo	$1,099,950	$240	64

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: -56.4%
• Equity multiple: -0.62×
• Total profit: $-534,230
• Equity at exit: $175,691

10-year hold

• IRR: —
• Equity multiple: -1.72×
• Total profit: $-897,749
• Equity at exit: $101,880

Cash invested: $329,930 (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: 63 active · 12 under contract
• Months of supply: 189.0 mo (1%/mo absorbed)
• Median asking: $999,900 ($252/sqft)
• Median days on market: 125 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +4.5% 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: 1764
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $3,420 medium
• Mortgage (P&I): −$6,179
• Tax est. 1.5%: −$1,473 /mo · $17,675/yr
• Insurance: −$491
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $-5,441

Break-even live

Break-even rent $10,308

Max offer price $390,927

Occupancy floor —

Sensitivity live

Price	-10% $-4,627	-5% $-5,034	+0% $-5,441	+5% $-5,849	+10% $-6,256
Rent	-10% $-5,712	-5% $-5,577	+0% $-5,441	+5% $-5,306	+10% $-5,171
Rate	-1.0pp $-4,848	-0.5pp $-5,142	base $-5,441	+0.5pp $-5,747	+1.0pp $-6,057

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: $294,580
• Closing costs: $35,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 S 2950 E Heber City, UT	5.0	3.0	4700	$8,495	$1.81	0d	1	0.35mi
3171 E Horse Thief Dr Heber City, UT	5.0	3.0	3500	$3,700	$1.06	110d	1	0.62mi
2285 E Red Knob Way Heber City, UT	5.0	5.0	5578	$14,900	$2.67	119d	1	1.37mi
140 Waterside Rd N Heber City, UT	5.0	5.5	5842	$14,000	$2.40	5d	1	1.48mi

Property features AI

Finance

• Financial info: Listed as Active with list price $954,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family plan design: Glacier Farmhouse
• Construction: New construction (plan inventory)
• Exterior features: Living area approximately 4,478 (plan)Located at E Hayloft Ln in Heber, UT

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: Glacier Farmhouse (new construction plan)

Listing history 50 events

1. 2026-09-24
   days on market $869,900 Active 160 DOM
2. 2026-09-23
   days on market $869,900 Active 159 DOM
3. 2026-09-22
   days on market $869,900 Active 158 DOM
4. 2026-09-21
   days on market $869,900 Active 157 DOM
5. 2026-09-20
   days on market $869,900 Active 156 DOM
6. 2026-09-19
   days on market $869,900 Active 155 DOM
7. 2026-09-18
   days on market $869,900 Active 154 DOM
8. 2026-09-17
   days on market $869,900 Active 153 DOM
9. 2026-09-16
   days on market $869,900 Active 152 DOM
10. 2026-09-15
    days on market $869,900 Active 151 DOM
11. 2026-09-14
    days on market $869,900 Active 150 DOM
12. 2026-09-13
    days on market $869,900 Active 149 DOM
13. 2026-09-12
    days on market $869,900 Active 148 DOM
14. 2026-09-11
    days on market $869,900 Active 147 DOM
15. 2026-09-05
    pricedays on market $869,900 Active 141 DOM
16. 2026-09-04
    days on market $954,900 Active 140 DOM
17. 2026-09-03
    days on market $954,900 Active 139 DOM
18. 2026-08-31
    days on market $954,900 Active 136 DOM
19. 2026-08-30
    days on market $954,900 Active 135 DOM
20. 2026-08-29
    days on market $954,900 Active 134 DOM
21. 2026-08-28
    days on market $954,900 Active 133 DOM
22. 2026-08-27
    days on market $954,900 Active 132 DOM
23. 2026-08-25
    days on market $954,900 Active 130 DOM
24. 2026-08-24
    days on market $954,900 Active 129 DOM
25. 2026-08-23
    days on market $954,900 Active 128 DOM
26. 2026-08-22
    days on market $954,900 Active 127 DOM
27. 2026-08-21
    days on market $954,900 Active 126 DOM
28. 2026-08-20
    days on market $954,900 Active 125 DOM
29. 2026-08-19
    days on market $954,900 Active 124 DOM
30. 2026-08-18
    days on market $954,900 Active 123 DOM
31. 2026-08-17
    days on market $954,900 Active 122 DOM
32. 2026-08-16
    days on market $954,900 Active 121 DOM
33. 2026-08-15
    days on market $954,900 Active 120 DOM
34. 2026-08-14
    days on market $954,900 Active 119 DOM
35. 2026-08-13
    days on market $954,900 Active 118 DOM
36. 2026-08-12
    days on market $954,900 Active 117 DOM
37. 2026-08-11
    days on market $954,900 Active 116 DOM
38. 2026-08-10
    days on market $954,900 Active 115 DOM
39. 2026-08-09
    days on market $954,900 Active 114 DOM
40. 2026-08-08
    days on market $954,900 Active 113 DOM
41. 2026-08-07
    days on market $954,900 Active 112 DOM
42. 2026-08-06
    days on market $954,900 Active 111 DOM
43. 2026-08-05
    days on market $954,900 Active 110 DOM
44. 2026-08-04
    days on market $954,900 Active 109 DOM
45. 2026-08-03
    days on market $954,900 Active 108 DOM
46. 2026-07-31
    days on market $954,900 Active 105 DOM
47. 2026-07-30
    days on market $954,900 Active 103 DOM
48. 2026-07-28
    days on market $954,900 Active 102 DOM
49. 2026-07-26
    days on market $954,900 Active 100 DOM
50. 2026-07-25
    days on market $954,900 Active 99 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: $41,037
• − Mortgage interest: −$66,004
• − Property taxes: −$17,675
• − Insurance: −$5,892
• − Repairs & maintenance: −$3,283
• − Management: −$3,283
• − Depreciation: −$34,278
• Taxable loss: −$89,378
• Est. tax savings @ 24.0%: +$21,451
• After-tax cash flow: $-43,847/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 needed. It offers a great layout and is move-in ready with potential for minor updates to enhance its curb appeal and 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: Listed as Active with list price $954,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family plan design: Glacier Farmhouse
• Construction: New construction (plan inventory)
• Exterior features: Living area approximately 4,478 (plan)Located at E Hayloft Ln in Heber, UT

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: Glacier Farmhouse (new construction plan)