Granite Plan · Grantsville, UT 84029

$1,976

4 bd · 2.5 ba · 1,976 sqft · SingleFamily · 48 Days on market

$468/mo HOA · 22% of rent

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Why this score? — see what drove the D 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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Granite floor plan is a spacious four-bedroom, two-and-a-half-bathroom home with an attached two-car garage and a convenient mudroom that keeps everyday essentials organized and out of sight. Downstairs, an open layout connects the kitchen, dining area, and family room, creating a bright and inviting space perfect for both casual family dinners and entertaining guests. Upstairs, four bedrooms, two full bathrooms, and a laundry room provide a functional and private living space for the whole family. The open back deck, paired with the fenced-in backyard, extends the home's living areas outdoors, making it ideal for relaxing, dining, or hosting gatherings.

Key facts

• Convenient mudroom
• Fenced in backyard
• Open layout

Tags

• ATTACHED TWO CAR GARAGE
• CONVENIENT MUDROOM
• OPEN LAYOUT
• OPEN BACK DECK
• FENCED IN BACKYARD

Property features AI

Finance

• HOA & community: Association fee approximately 468

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas; Central air
• Home design: Single-family plan (Granite)
• Construction: Living area approximately 1976 (plan); New construction
• Exterior features: Asphalt roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Plan named Granite (new construction plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#217 in UT) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools D+, amenities F, commute F.
• Tooele District (town): math 32% / reading 34% proficiency, ranked #62 of 80 in UT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 223 active listings in the ZIP; 867 units permitted in Tooele County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14 of loan paydown is wiped out by about $59 of value loss. Plan a longer hold.
• Tooele County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $553 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,916 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 106.35% ✓
• Cap rate: 721.97%
• Cash-on-cash: 2556.01%
• DSCR: 114.73
• GRM: 0.1

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: —
• Equity multiple: 136.66×
• Total profit: $75,058
• Equity at exit: $295

10-year hold

• IRR: —
• Equity multiple: 296.16×
• Total profit: $163,306
• Equity at exit: $171

Cash invested: $553 (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 84029

• Active inventory: 223
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $30/yr
• Insurance: −$1
• HOA: −$468
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,178

Break-even live

Break-even rent $610

Max offer price $1,976

Occupancy floor 39%

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: $494
• Closing costs: $59
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $468 · $5,616/yr

Listing history 12 events

1. 2026-06-18
   days on market $1,976 Active 48 DOM
2. 2026-06-17
   days on market $1,976 Active 47 DOM
3. 2026-06-16
   days on market $1,976 Active 46 DOM
4. 2026-06-15
   days on market $1,976 Active 45 DOM
5. 2026-06-13
   days on market $1,976 Active 43 DOM
6. 2026-06-09
   days on market $1,976 Active 39 DOM
7. 2026-06-08
   days on market $1,976 Active 38 DOM
8. 2026-06-07
   days on market $1,976 Active 37 DOM
9. 2026-06-03
   days on market $1,976 Active 33 DOM
10. 2026-06-02
    days on market $1,976 Active 32 DOM
11. 2026-06-01
    days on market $1,976 Active 31 DOM
12. 2026-05-31
    days on market $1,976 Active 30 DOM

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥95°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: $25,217
• − Mortgage interest: −$111
• − Property taxes: −$30
• − Insurance: −$10
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − HOA: −$5,616
• − Depreciation: −$57
• Taxable income: $15,359
• Est. tax owed @ 24.0%: −$3,686
• After-tax cash flow: $10,456/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: Tooele District
• NCES district ID: 4901050
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $63,054
• Composite: 29.94/100
• National rank: #6379
• State rank: #62 of 80 in UT

Livability — Grantsville

• Score: 61/100
• State rank: #217
• US rank: #18152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grantsville, UT
• Population (ZIP): 14,159

Population outlook (Tooele County) Hauer SSP2

• Today (2025): 73,901 people
• By 2030: 79,080 · +7.0%
• By 2040: 89,127 · +20.6%
• By 2050: 98,460 · +33.2%
• By 2075: 115,767 · +56.7%
• By 2100: 122,453 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Tooele

• 2024 margin: Solid R (+41.0) · D 28.1% · R 69.1% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -29.8pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+38.3 2016: R+30.0 2012: R+51.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.06%
• Current HPI: 248.4448
• 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