Dakota Transitional Plan · Heber, UT 84032

$864,900

4 bd · 2.5 ba · 4,635 sqft · SingleFamily · 133 Days on market

Excellent condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy all that the Dakota floorplan has to offer. The master suite is on the main floor with close access to the living room and kitchen. Enter the two-story great room with a high end feel and light flooding the main living area. The two-story great room is perfect to host family or friends. The state-of-the-art kitchen includes gourmet kitchen appliances, stainless steel hood, double ovens, and a gas cooktop. This floorplan features a loft upstairs ideal for a children's play area or additional living space.

Key facts

• Master suite
• Clubhouse
• Two-story great room

Tags

• MASTER SUITE
• TWO-STORY GREAT ROOM
• STATE-OF-THE-ART KITCHEN
• GOURMET KITCHEN APPLIANCES
• COMMUNITY SWIMMING POOL
• CLUBHOUSE

🏗️ New construction. The $864,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,178,321.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $865k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-5k ($-65k/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (54.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (60.4% below list).
• Recommended offer: $342k (60.4% below list) — sets the bar for 1% rule.
• Cap rate 0.8% vs local median 1.0% in Heber — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#68 in UT, #4,763 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living D-.
• 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: Wasatch High (math 34% / reading 50%, grade F, #55 of 171 statewide, top 32%, 2,531 students, 16% FRL).
• Market conditions: Rents rising (+3.9%/yr); 1764 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 835 units permitted in Wasatch County in 2024 (22 in 5+ unit buildings).
• This rent runs 40% of the median local income ($103k/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 $8k of loan paydown is wiped out by about $35k 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

• It's been on market 133 days — a 12% lower offer ($761k) is reasonable based on typical stale-listing flexibility.

Recommended offer $342,185 (60.4% 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. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.29% ✗
• Cap rate: 0.75%
• Cash-on-cash: -19.79%
• DSCR: 0.12
• GRM: 28.7

CMA / ARV

• ARV (median comp): $1,178,321
• List price: $864,900
• Delta: -26.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2752 E Hayloft Ln	0.04mi	4/3.0	4,394 (-5%)	8mo	$1,049,900	$239	81
2772 E Hayloft Ln	0.06mi	4/3.0	4,394 (-5%)	10mo	$1,184,900	$270	78
2879 E Hayloft Ln	0.13mi	4/2.5	4,311 (-7%)	6mo	$1,288,355	$299	77
2941 E Hayloft Ln	0.18mi	4/2.5	4,311 (-7%)	7mo	$1,156,475	$268	74
2793 E Hayloft Ln	0.07mi	4/2.5	4,429 (-4%)	20mo	$1,179,330	$266	73
933 S Cloverfield Ct	0.13mi	5/4.5 (+1)	4,410 (-5%)	7mo	$1,133,810	$257	67
2593 E Water Wheel Ct	0.24mi	3/2.5 (-1)	4,575 (-1%)	20mo	$1,099,950	$240	65
2909 E Hayloft Ln	0.15mi	4/3.5	3,975 (-14%)	3mo	$1,141,220	$287	63
2862 E Hayloft Ln	0.13mi	4/3.5	3,970 (-14%)	6mo	$1,119,900	$282	61
2832 E Hayloft Ln	0.11mi	4/3.5	3,975 (-14%)	10mo	$1,230,310	$310	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -56.4%
• Equity multiple: -0.62×
• Total profit: $-534,122
• Equity at exit: $175,691

10-year hold

• IRR: —
• Equity multiple: -1.72×
• Total profit: $-897,512
• Equity at exit: $101,880

Cash invested: $329,930 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 60 active · 13 under contract
• Months of supply: 180.0 mo (1%/mo absorbed)
• Median asking: $999,900 ($251/sqft)
• Median days on market: 107 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 84032

• Rents YoY: 3.9%
• Active inventory: 1764
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $3,422 medium
• Mortgage (P&I): −$6,179
• Tax est. 1.5%: −$1,473 /mo · $17,675/yr
• Insurance: −$491
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $-5,440

Break-even live

Break-even rent $10,308

Max offer price $391,166

Occupancy floor —

Sensitivity live

Price	-10% $-4,626	-5% $-5,033	+0% $-5,440	+5% $-5,847	+10% $-6,254
Rent	-10% $-5,710	-5% $-5,575	+0% $-5,440	+5% $-5,305	+10% $-5,170
Rate	-1.0pp $-4,846	-0.5pp $-5,140	base $-5,440	+0.5pp $-5,745	+1.0pp $-6,056

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: $294,580
• Closing costs: $35,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 S 2950 E Heber City, UT	5.0	3.0	4700	$8,495	$1.81	0d	1	0.35mi
3171 E Horse Thief Dr Heber City, UT	5.0	3.0	3500	$3,700	$1.06	110d	1	0.62mi
2285 E Red Knob Way Heber City, UT	5.0	5.0	5578	$14,900	$2.67	119d	1	1.37mi
140 Waterside Rd N Heber City, UT	5.0	5.5	5842	$14,000	$2.40	5d	1	1.48mi

Property features AI

Finance

• Financial info: List price $949,900

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: New construction plan: Dakota TransitionalActive listing
• Exterior features: Located at 2737 E Hayloft Ln, Heber, UT 84032Plan-built property (Dakota Transitional)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open-plan living areas (plan-based home)

Listing history 50 events

1. 2026-09-24
   days on market $864,900 Active 133 DOM
2. 2026-09-23
   days on market $864,900 Active 132 DOM
3. 2026-09-22
   days on market $864,900 Active 131 DOM
4. 2026-09-21
   days on market $864,900 Active 130 DOM
5. 2026-09-20
   days on market $864,900 Active 129 DOM
6. 2026-09-19
   days on market $864,900 Active 128 DOM
7. 2026-09-18
   days on market $864,900 Active 127 DOM
8. 2026-09-17
   days on market $864,900 Active 126 DOM
9. 2026-09-16
   days on market $864,900 Active 125 DOM
10. 2026-09-15
    days on market $864,900 Active 124 DOM
11. 2026-09-14
    days on market $864,900 Active 123 DOM
12. 2026-09-13
    days on market $864,900 Active 122 DOM
13. 2026-09-12
    days on market $864,900 Active 121 DOM
14. 2026-09-11
    days on market $864,900 Active 120 DOM
15. 2026-09-05
    pricedays on market $864,900 Active 114 DOM
16. 2026-09-04
    days on market $949,900 Active 113 DOM
17. 2026-09-03
    days on market $949,900 Active 112 DOM
18. 2026-08-31
    days on market $949,900 Active 109 DOM
19. 2026-08-30
    days on market $949,900 Active 108 DOM
20. 2026-08-29
    days on market $949,900 Active 107 DOM
21. 2026-08-28
    days on market $949,900 Active 106 DOM
22. 2026-08-27
    days on market $949,900 Active 105 DOM
23. 2026-08-25
    days on market $949,900 Active 103 DOM
24. 2026-08-24
    days on market $949,900 Active 102 DOM
25. 2026-08-23
    days on market $949,900 Active 101 DOM
26. 2026-08-22
    days on market $949,900 Active 100 DOM
27. 2026-08-21
    days on market $949,900 Active 99 DOM
28. 2026-08-20
    days on market $949,900 Active 98 DOM
29. 2026-08-19
    days on market $949,900 Active 97 DOM
30. 2026-08-18
    days on market $949,900 Active 96 DOM
31. 2026-08-17
    days on market $949,900 Active 95 DOM
32. 2026-08-16
    days on market $949,900 Active 94 DOM
33. 2026-08-15
    days on market $949,900 Active 93 DOM
34. 2026-08-14
    days on market $949,900 Active 92 DOM
35. 2026-08-13
    days on market $949,900 Active 91 DOM
36. 2026-08-12
    days on market $949,900 Active 90 DOM
37. 2026-08-11
    days on market $949,900 Active 89 DOM
38. 2026-08-10
    days on market $949,900 Active 88 DOM
39. 2026-08-09
    days on market $949,900 Active 87 DOM
40. 2026-08-08
    days on market $949,900 Active 86 DOM
41. 2026-08-07
    days on market $949,900 Active 85 DOM
42. 2026-08-06
    days on market $949,900 Active 84 DOM
43. 2026-08-05
    days on market $949,900 Active 83 DOM
44. 2026-08-04
    days on market $949,900 Active 82 DOM
45. 2026-08-03
    days on market $949,900 Active 81 DOM
46. 2026-07-31
    days on market $949,900 Active 78 DOM
47. 2026-07-30
    days on market $949,900 Active 76 DOM
48. 2026-07-28
    days on market $949,900 Active 75 DOM
49. 2026-07-26
    days on market $949,900 Active 73 DOM
50. 2026-07-25
    days on market $949,900 Active 72 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $41,062
• − Mortgage interest: −$66,004
• − Property taxes: −$17,675
• − Insurance: −$5,892
• − Repairs & maintenance: −$3,285
• − Management: −$3,285
• − Depreciation: −$34,278
• Taxable loss: −$89,357
• Est. tax savings @ 24.0%: +$21,446
• After-tax cash flow: $-43,833/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 · 5 photos

Excellent 95/100 None rehab

This Dakota Transitional home in Heber UT is in excellent condition with no visible repairs needed. It offers a high-end feel with a two-story great room, gourmet kitchen, and a well-maintained exterior. Potential buyers and renters will appreciate the home's curb appeal and interior condition, making it a strong investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Kitchen appliances maintenance — Keeping appliances in good condition ensures they remain attractive to potential buyers. ↑
• Resale Bathroom updates — Fresh bathrooms can attract more buyers and renters. ↑
• Both HVAC system maintenance — A well-maintained HVAC system ensures comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can significantly boost property value and appeal to both buyers and renters. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Old Mill School A UT #5/585 Nat'l #2,202/41,679 Middle Timpanogos Middle School D+ UT #39/138 Nat'l #4,159/14,009 High Wasatch High F UT #55/171 Nat'l #7,572/17,239

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

B Composite livability gradescore 74/100

Livability — Heber

• Score: 74/100
• State rank: #68
• US rank: #4763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wasatch County · 42,214 people
• Metro: Heber, UT
• Population (ZIP): 26,111
• Household income: $103,440
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Slovak 5% Portuguese 5% Italian 3%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 13% Other Indo-European 2% Tagalog/Filipino 1%

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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: ▼ -262.10%
• Current HPI: 298.4537
• Rent YoY: ▲ 3.93%
• Metro: Heber, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Property features AI

Finance

• Financial info: List price $949,900

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: New construction plan: Dakota TransitionalActive listing
• Exterior features: Located at 2737 E Hayloft Ln, Heber, UT 84032Plan-built property (Dakota Transitional)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open-plan living areas (plan-based home)