437 Pine Plateau · Kamas, UT 84036

$222,000

2 bd · None ba · 588 sqft · SingleFamily · 1 Days on market

Built 1975 1.53 ac lot $7/mo HOA

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity to own a rustic cabin with the OPTION to build a new cabin or a second cabin on the adjacent lot across the road to the East (included in the list price. ) Own two separate lots of record: Lot #437 (cabin) and lot #431 (vacant lot). From the deck, sweeping mountainside views and the most incredible views and sounds of the rushing Bear River below. Originally built in '75 and loved and owned by one family. 2 bedrooms with an open kitchen/family room area. Kids can sleep in the loft area. Big wood stove for cozy winter fires! The Bear River roars below the spacious deck, and the river is accessible by dirt road access within the community. Pine Plateau is located just o

Key facts

• 1.53 acre lot
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $222k).

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $222,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.2

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,789
• Equity at exit: $33,101

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $36,104
• Equity at exit: $19,195

Cash invested: $62,160 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$278 /mo · $3,330/yr
• Insurance: −$92
• HOA: −$7
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $489

Break-even live

Break-even rent $1,951

Max offer price $222,000

Occupancy floor 76%

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 2 events

1. 2023-08-05
   status Pending
2. 2023-08-04
   listed $222,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥80°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,838
• − Mortgage interest: −$12,435
• − Property taxes: −$3,330
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$84
• − Depreciation: −$6,458
• Taxable income: $2,486
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $5,271/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: 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

• 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

2 events — show timeline

• 2023-08-05 Pending — PCMLS
• 2023-08-04 Listed $222,000 PCMLS