780 S Main St · Park City, UT 84060

$24,900

2 bd · 2.0 ba · 1,253 sqft · Condo · 28 Days on market

Built 1996

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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 +15.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Square footage figures are provided as a courtesy estimate only and were obtained from County Records. Buyer is advised to obtain an independent measurement.

Key facts

• Garage
• Community pool
• Built 1996

Property features AI

Finance

• Other: Zoning allows multi-family, commercial, and short-term rentals; Subdivision: SUMMIT WATCH
• HOA & community: Homeowners association with annual fee of $1,500; Association covers cable TV, electricity, gas, insurance, grounds maintenance, trash, and water; Community amenities include clubhouse, pool, spa/sauna, fitness center, concierge, controlled access, barbecue and picnic areas, biking and hiking trails, fire pit, storage, and management/maintenance

Exterior

• Parking: Attached garage (1 garage space); Total 3 parking spaces (1 covered, 2 open); Covered and secured parking
• Security: Secured building; Secured parking; Fire alarm
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water connected
• Home design: Condo, top-level unit; Faces east; Residential use with mountain and valley views; Single-level living (accessible); Accessible features including accessible hallways, elevator, and ramp
• Construction: Built in 2021; Stone and cement siding construction; Metal roof; Basement with entrance and walk-out access (100% finished)
• Exterior features: Balcony; Covered deck; Open porch; Open patio; Double-pane windows; Outdoor lighting; Storm doors; Walk-out basement access; Secured building and secured parking

Interior

• Kitchen: Updated kitchen; Granite countertops; Free-standing range/oven; Disposal
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fire alarm and fire protection; Primary bathroom; Separate tub and shower in main bath; Garbage disposal; Gas log fireplace; Updated kitchen with granite countertops; Free-standing range/oven
• Laundry & utility: Washer/dryer hookups (laundry/utility info not explicitly detailed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $25k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#78 in UT) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime D, cost of living F, health & safety F.
• Park City District (town): math 46% / reading 53% proficiency, ranked #9 of 80 in UT (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Mcpolin School (math 62% / reading 52%, grade C+, #75 of 585 statewide, top 14%, 403 students, 29% FRL); Ecker Hill Middle (math 48% / reading 55%, grade C, #23 of 138 statewide, top 17%, 705 students, 18% FRL); Park City High (math 39% / reading 58%, grade D, #33 of 171 statewide, top 19%, 1,224 students, 13% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 710 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 917 units permitted in Summit County in 2024 (529 in 5+ unit buildings).
• This rent runs 41% of the median local income ($128k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($172 loan paydown + $2k appreciation (6.7% local appreciation)).
• Summit County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $24,526 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 17.65% ✓
• Cap rate: 159.33%
• Cash-on-cash: 546.56%
• DSCR: 25.32
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 31.20×
• Total profit: $210,576
• Equity at exit: $16,712

10-year hold

• IRR: —
• Equity multiple: 67.14×
• Total profit: $461,100
• Equity at exit: $31,264

Cash invested: $6,972 (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 84060

• Home prices YoY: 2.1%
• Active inventory: 710
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $4,396 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA est. from 2 same-building comps: −$125
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $3,175

Break-even live

Break-even rent $376

Max offer price $24,900

Occupancy floor 23%

Sensitivity live

Price	-10% $3,193	-5% $3,184	+0% $3,175	+5% $3,167	+10% $3,158
Rent	-10% $2,828	-5% $3,002	+0% $3,175	+5% $3,349	+10% $3,523
Rate	-1.0pp $3,188	-0.5pp $3,182	base $3,175	+0.5pp $3,169	+1.0pp $3,162

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Park Ave Unit C203 Park City, UT	3.0	3.0	1704	$6,500	$3.81	24d	1	0.15mi
277 McHenry St Unit A1 Park City, UT	3.0	2.5	1119	$4,500	$4.02	24d	1	0.48mi
670 Deer Valley Loop #11 Park City, UT	3.0	3.0	1815	$8,200	$4.52	4d	1	0.50mi
1402 Empire Ave Unit 2A Park City, UT	1.0	1.0	897	$3,850	$4.29	13d	1	0.54mi
1509 Park Ave #409 Park City, UT	3.0	2.0	1200	$3,050	$2.54	24d	1	0.71mi
1690 Upper Iron Horse Loop Rd Unit C10 Park City, UT	3.0	1.0	925	$2,800	$3.03	24d	1	0.76mi
1700 Upper Ironhorse Loop #10 Park City, UT	3.0	1.0	956	$2,600	$2.72	24d	1	0.77mi
1875 Homestake Rd Park City, UT	2.0	2.0	915	$2,428	$2.65	2d	13	0.87mi
1521 Three Kings Dr Park City, UT	3.0	2.5	1349	$4,000	$2.97	3d	1	0.89mi
1791 Prospector Ave Park City, UT	1.0–2.0	1.0–2.0	789	$3,400	$4.31	2d	3	0.93mi
2410 Deer Lake Dr Unit NA Park City, UT	2.0	3.0	1728	$6,500	$3.76	4d	1	1.22mi
2320 Calumet Cir Unit B Park City, UT	2.0	2.0	1117	$3,250	$2.91	24d	1	1.36mi
2320 Calumet Cir Unit B Park City, UT	3.0	2.0	1117	$3,250	$2.91	4d	1	1.36mi
2260 Park Ave #1 Park City, UT	2.0	2.0	900	$2,725	$3.03	24d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $24,900 Active 28 DOM
2. 2026-06-18
   days on market $24,900 Active 25 DOM
3. 2026-06-17
   days on market $24,900 Active 24 DOM
4. 2026-06-16
   days on market $24,900 Active 23 DOM
5. 2026-06-15
   days on market $24,900 Active 22 DOM
6. 2026-06-13
   days on market $24,900 Active 20 DOM
7. 2026-06-13
   days on market $24,900 Active 19 DOM
8. 2026-06-09
   days on market $24,900 Active 16 DOM
9. 2026-06-08
   days on market $24,900 Active 15 DOM
10. 2026-06-07
    days on market $24,900 Active 14 DOM
11. 2026-06-03
    days on market $24,900 Active 10 DOM
12. 2026-06-02
    days on market $24,900 Active 9 DOM
13. 2026-06-01
    days on market $24,900 Active 8 DOM
14. 2026-05-31
    days on market $24,900 Active 7 DOM
15. 2026-05-24
    listed $24,900 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 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥81°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,748
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$4,220
• − Management: −$4,220
• − HOA: −$1,500
• − Depreciation: −$724
• Taxable income: $40,191
• Est. tax owed @ 24.0%: −$9,646
• After-tax cash flow: $28,460/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: Park City District
• NCES district ID: 4900750
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $103,108
• Composite: 47.42/100
• National rank: #2284
• State rank: #9 of 80 in UT

Livability — Park City

• Score: 72/100
• State rank: #78
• US rank: #6121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park City, UT
• County: Summit County · 28,976 people
• City population: 28,976
• Metro: Heber, UT
• Population (ZIP): 8,619
• Household income: $128,295
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 223.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 6% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 7% Lithuanian 6% Slovak 4%
• Foreign-born: 13% · Canada
• Languages at home: 79% English-only · Spanish 16% Tagalog/Filipino 2% French/Haitian/Cajun 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: ▲ 6.67%
• Current HPI: 318.2413
• 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

• 2026-05-24 Listed $24,900 WFRMLS