651 S Snowflake Ln · Brian Head, UT 84719

$110,000

4 bd · 3.0 ba · 1,734 sqft · Townhouse · 181 Days on market

Built 1972 $63/sqft · 62% below area $300/mo HOA · 21% of rent ↓ 4% 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 +16.3/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ski-in/Ski-out. 1/8th Fractional ownership. Share the cost of owning a high-end vacation property without breaking the bank! Enjoy your getaway without the hassle of full-time upkeep. Use your property 6 weeks out of the year, and rent out your share when you're not there. It's a win-win! Experience the perks of owning a luxury property in beautiful Brian Head without the full-time commitment. First 2 shares sold for 110k. Owner financing available for the right buyer-with down payment.

Key facts

• Luxury property
• Ski-in/ski-out
• $300 HOA

Tags

• SKI-IN/SKI-OUT
• HIGH-END VACATION PROPERTY
• LUXURY PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#295 in UT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools D, amenities F, commute F.
• Iron District (town): math 40% / reading 44% proficiency, ranked #42 of 80 in UT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 257 active listings in the ZIP; 655 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $702 of equity ($761 loan paydown + $-59 appreciation (-0.1% local appreciation)).
• Iron County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 21% of rent.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 6.5

CMA / ARV

• ARV (median comp): $292,964
• List price: $110,000
• Delta: -62.45%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $543
• Equity at exit: $31,648

10-year hold

• IRR: 6.1%
• Equity multiple: 1.66×
• Total profit: $20,361
• Equity at exit: $37,810

Cash invested: $30,800 (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 84719

• Home prices YoY: -0.0%
• Active inventory: 257
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$300
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $60

Break-even live

Break-even rent $1,342

Max offer price $110,000

Occupancy floor 91%

Sensitivity live

Price	-10% $122	-5% $91	+0% $60	+5% $29	+10% $-2
Rent	-10% $-52	-5% $4	+0% $60	+5% $116	+10% $172
Rate	-1.0pp $116	-0.5pp $88	base $60	+0.5pp $32	+1.0pp $3

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 32 events

1. 2026-06-15
   days on market $110,000 Active 181 DOM
2. 2026-06-14
   days on market $110,000 Active 179 DOM
3. 2026-06-12
   days on market $110,000 Active 178 DOM
4. 2026-06-09
   days on market $110,000 Active 175 DOM
5. 2026-06-08
   days on market $110,000 Active 174 DOM
6. 2026-06-07
   days on market $110,000 Active 173 DOM
7. 2026-06-05
   days on market $110,000 Active 170 DOM
8. 2026-06-03
   days on market $110,000 Active 169 DOM
9. 2026-06-02
   days on market $110,000 Active 168 DOM
10. 2026-06-01
    days on market $110,000 Active 167 DOM
11. 2026-05-31
    days on market $110,000 Active 166 DOM
12. 2026-05-30
    days on market $110,000 Active 165 DOM
13. 2026-03-04
    historical
14. 2025-12-13
    listed $110,000 Active 494-char remark

    Show marketing remark (494 chars)

    Ski-in/Ski-out. 1/8th Fractional ownership. Share the cost of owning a high-end vacation property without breaking the bank! Enjoy your getaway without the hassle of full-time upkeep. Use your property 6 weeks out of the year, and rent out your share when you're not there. It's a win-win! Experience the perks of owning a luxury property in beautiful Brian Head without the full-time commitment. First 2 shares sold for 110k. Owner financing available for the right buyer-with down payment.

15. 2025-09-12
    soldstatus Closed
16. 2025-08-18
    status Pending
17. 2025-08-01
    price $237,000
18. 2025-07-06
    price $247,000
19. 2025-06-21
    price $267,000
20. 2025-04-08
    price $277,000
21. 2025-02-20
    price $287,000
22. 2025-02-18
    soldstatus
23. 2024-09-30
    listed $297,000 Active
24. 2020-10-23
    soldstatus
25. 2020-09-30
    listed $73,000
26. 2018-11-15
    soldstatus
27. 2015-12-18
    soldstatus
28. 2015-03-27
    soldstatus
29. 2014-09-19
    listed $42,000
30. 2014-09-15
    soldstatus
31. 2014-08-19
    listed $42,000
32. 2007-08-17
    listed $115,000

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,015
• − Mortgage interest: −$6,162
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − HOA: −$3,600
• − Depreciation: −$3,200
• Taxable loss: −$867
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $930/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: Iron District
• NCES district ID: 4900390
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $43,150
• Composite: 35.49/100
• National rank: #4922
• State rank: #42 of 80 in UT

Livability — Brian Head

• Score: 51/100
• State rank: #295
• US rank: #25179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brian Head, UT
• Population (ZIP): 49

Population outlook (Iron County) Hauer SSP2

• Today (2025): 53,029 people
• By 2030: 55,084 · +3.9%
• By 2040: 58,269 · +9.9%
• By 2050: 60,462 · +14.0%
• By 2075: 61,312 · +15.6%
• By 2100: 57,973 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 8% Two or more races 8%
• Common ancestry: Danish 14% Slovak 8% Subsaharan African 8%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+57.0) · D 20.4% · R 77.4% · Other 2.2%
• 2008→2024 swing: -0.7pp no change · 2008: -56.3pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+56.6 2016: R+51.6 2012: R+71.8 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.05%
• Current HPI: 239.9156
• Rent YoY: —
• Metro: —
• 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

-4.3% since first listed

20 events — show timeline

• 2026-03-04 Listing Removed — WFRMLS
• 2025-12-13 Listed $110,000 ICBORMLS
• 2025-09-12 Sold (MLS) — ICBORMLS
• 2025-08-18 Pending — ICBORMLS
• 2025-08-01 Price Changed $237,000 ICBORMLS
• 2025-07-06 Price Changed $247,000 ICBORMLS
• 2025-06-21 Price Changed $267,000 ICBORMLS
• 2025-04-08 Price Changed $277,000 ICBORMLS
• 2025-02-20 Price Changed $287,000 ICBORMLS
• 2025-02-18 Sold (Public Records) — Public Records
• 2024-09-30 Listed $297,000 ICBORMLS
• 2020-10-23 Sold (MLS) — WFRMLS
• 2020-09-30 Listed $73,000 WFRMLS
• 2018-11-15 Sold (Public Records) — Public Records
• 2015-12-18 Sold (Public Records) — Public Records
• 2015-03-27 Sold (MLS) — ICBORMLS
• 2014-09-19 Listed $42,000 ICBORMLS
• 2014-09-15 Sold (MLS) — ICBORMLS
• 2014-08-19 Listed $42,000 ICBORMLS
• 2007-08-17 Listed $115,000 WFRMLS

Property tax history

+1.5%/yr

Latest (2025): $1,648 · -45.5% YoY. Source: county tax records.