1095 W Acorn Ln #56 · Midway, UT 84049

$483,500

4 bd · 1.5 ba · 1,280 sqft · SingleFamily · 3 Days on market

Built 1990 Fair condition 0.58 ac lot $42/mo HOA · 1% 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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing views from the main living area deck and a private . 58-acre lot make 56 Acorn a standout furnished retreat. This 4-bedroom, 1.5-bath home offers 1,280 sq. ft. with a surprisingly inviting interior. The open main living area includes an expandable custom-built dining table and access to the recently improved deck, creating comfortable indoor-outdoor living. The layout features a main-level bedroom and full bath, plus three spacious upper-level bedrooms and a half bath. Entry is through the basement, where a large, efficient wood stove serves as the home's heat source. Recent updates include replaced deck wood and a newer electric 50-gallon water heater.

Key facts

• Private lot
• 0.58 acre lot
• 2 parking spots

Tags

• PRIVATE LOT
• RECENTLY IMPROVED DECK
• LARGE EFFICIENT WOOD STOVE
• NEWER ELECTRIC WATER HEATER

Property features AI

Finance

• Other: Lot size approximately 0.58 acres; Frontage approximately 198 feet; Zoned single-family (RES); Irrigation water rights: 10 acres
• HOA & community: Homeowners association with annual fee of $500; Association provides RV parking; Subdivision: OAK HAVEN

Exterior

• Parking: Two open/uncovered parking spaces; Common RV parking available; Circular drive
• Utilities: Electricity connected; Private water source (shares); Septic tank sewer
• Home design: Cabin-style architecture; Built/standing (existing structure); Faces south; Has a view
• Construction: Metal roof
• Exterior features: Basement entrance; Workshop outbuilding; Secluded setting; Unpaved road access; Gradual sloping terrain; Valley view; Mature trees on the lot

Interior

• Kitchen: Free standing range/oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the 1st floor; One main level bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: One three-quarter bathroom; One half bathroom; One additional partial bathroom
• Heating & cooling: Wood heating; Natural ventilation cooling
• Interior features: Free standing range/oven; Blinds on windows; Ceiling fan; Microwave; Refrigerator; Full basement with a separate entrance; Small portion of basement finished (about 5%); Wood stove
• Laundry & utility: Utilities and hookups listed under property utilities (see Utilities section)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $484k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-56 ($-676/yr) — negative.
• To cash-flow at today's rent, offer at most $475k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $430k (11.2% below list).
• Recommended offer: $430k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.4% in Midway — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#124 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• 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: Midway School (math 63% / reading 66%, grade B, #23 of 585 statewide, top 4%, 675 students, 18% FRL); Rocky Mountain Middle (math 40% / reading 50%, grade D, #43 of 138 statewide, top 33%, 717 students, 26% FRL); Wasatch High (math 34% / reading 50%, grade F, #55 of 171 statewide, top 32%, 2,531 students, 16% FRL).
• Market conditions: 228 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 835 units permitted in Wasatch County in 2024 (22 in 5+ unit buildings).
• This rent runs 34% of the median local income ($151k/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 $3k of loan paydown is wiped out by about $15k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $429,556 (11.2% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
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: 0.89% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.4

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-81,804
• Equity at exit: $72,091

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-75,318
• Equity at exit: $41,804

Cash invested: $135,380 (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 84049

• Home prices YoY: -32.9%
• Active inventory: 228
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,296 medium
• Mortgage (P&I): −$2,536
• Tax est. 1.5%: −$604 /mo · $7,252/yr
• Insurance: −$201
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$42
• Vacancy / Maint / Mgmt: −$902
• Net cashflow: $-56

Break-even live

Break-even rent $4,367

Max offer price $475,350

Occupancy floor 96%

Sensitivity live

Price	-10% $278	-5% $111	+0% $-56	+5% $-223	+10% $-390
Rent	-10% $-396	-5% $-226	+0% $-56	+5% $113	+10% $283
Rate	-1.0pp $187	-0.5pp $67	base $-56	+0.5pp $-182	+1.0pp $-309

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: $120,875
• Closing costs: $14,505
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 W Burgi Ln Midway, UT	3.0	2.0	1665	$3,850	$2.31	4d	1	1.39mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: waterelectric

Listing history 3 events

1. 2026-06-22
   days on market $483,500 Active 3 DOM
2. 2026-06-19
   remarks 669-char remark
3. 2026-06-19
   listed $483,500 Active 1 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,547
• − Mortgage interest: −$27,084
• − Property taxes: −$7,252
• − Insurance: −$3,215
• − Repairs & maintenance: −$4,124
• − Management: −$4,124
• − HOA: −$504
• − Depreciation: −$14,065
• Taxable loss: −$8,821
• Est. tax savings @ 24.0%: +$2,117
• After-tax cash flow: $1,441/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 · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, with potential for significant value increase through exterior and interior updates.

Repairs flagged

• Moderate Exterior siding — Weathered and in need of repainting
• Minor Interior walls — Some paint wear

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpeting — Improves comfort and value
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting	Moderate	$3,000–15,000
Interior walls · Some paint wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpeting — Improves comfort and value ↑
• Both Paint interior walls — Enhances interior appearance and 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: 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

Livability — Midway

• Score: 67/100
• State rank: #124
• US rank: #10123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wasatch County · 42,185 people
• City population: 6,833
• Metro: Heber, UT
• Population (ZIP): 6,833
• Household income: $151,343
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 11.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 7% Slovak 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Other Indo-European 1%

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: ▼ -154.44%
• Current HPI: 314.7511
• 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

1 event — show timeline

• 2026-06-18 Listed $483,500 WFRMLS