745 N Cambry Dr · Garden City, UT 84028

$150,000

4 bd · 3.0 ba · 1,800 sqft · Other public records · 49 Days on market

Built 2003 0.30 ac lot $32/mo HOA · 2% 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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Here's a rare chance to own a 1/8 share of a fully furnished cabin, in the Raspberry Patch community in Garden City. It's an easy way to enjoy Bear Lake without taking on the full cost or upkeep of a second home. Use your scheduled time throughout the year, then rent it out when you're not there. Nightly rentals are allowed, giving you flexibility to offset expenses while still having a place to escape to. The cabin itself is warm and comfortable with a great layout for hosting. Vaulted ceilings, updated finishes, and a fully furnished interior make it ready to go from day one. There's even a theater-style setup with reclining seats perfect for winding down after a day on the lake or trails

Key facts

• Theater style setup
• 0.3 acre lot
• Garage

Tags

• FULLY FURNISHED CABIN
• THEATER STYLE SETUP
• GREAT LAYOUT FOR HOSTING
• QUICK ACCESS TO BOATING
• QUICK ACCESS TO FISHING
• QUICK ACCESS TO TRAILS

Property features AI

Finance

• Other: Zoned single-family with short-term rentals allowed; Subdivision: Raspberry Patch Est.
• HOA & community: Homeowners association present; Annual association fee of $380; Association covers electricity, gas paid, insurance, grounds maintenance, sewer, trash, water, snow removal; Association amenities include barbecue and fire pit; pets not permitted

Exterior

• Parking: One covered garage space; One garage space (total 1); Five open parking spaces; Total of 6 parking spaces; Uncovered parking available
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (culinary)
• Home design: Cabin architectural style; Fractional ownership; Currently used as single-family; Faces northeast; Metal roof; Built in 2003; Built/standing condition; Log construction; Above-grade finished area approximately 2400
• Construction: Log construction; Metal roof; Built in 2003; Built/standing
• Exterior features: Balcony; Basement entrance with daylight and walk-out access (100% finished); Sliding glass doors; Storm doors; Open patio; Open patio/patio; Hot tub; Private setting; Lake and mountain views; Paved road access; Hilly, steep-sloped terrain

Interior

• Kitchen: Built-in range/oven; Microwave; Refrigerator; Portable dishwasher
• Bedrooms: Two main-level bedrooms; Primary bedroom on first floor
• Flooring: Carpet; Tile; Concrete
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced-air heating (≥95% efficiency); Central air conditioning
• Interior features: Disposal; Great room; Built-in range/oven; Vaulted ceilings; Theater room; Blinds and drapes; Fireplace insert; Projector
• Laundry & utility: Washer; Dryer; Freezer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-14 ($-165/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (5.6% below list).
• Recommended offer: $142k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#156 in UT) — a middle-class / working-renter tenant base. Strengths: housing A-, crime B, cost of living B; Watch: employment C-, amenities F, commute F.
• Rich District (rural): math 51% / reading 55% proficiency, ranked #16 of 80 in UT (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Rich School (math 64% / reading 54%, grade B-, #59 of 585 statewide, top 10%, 113 students, 37% FRL); Rich Middle School (math 52% / reading 57%, grade B-, #13 of 138 statewide, top 9%, 123 students, 33% FRL); Rich High (math 30% / reading 50%, grade F, #63 of 171 statewide, top 37%, 156 students, 30% FRL).
• Market conditions: 480 active listings in the ZIP; 97 units permitted in Rich County in 2024 (19 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.3% local appreciation)).
• Rich County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $141,541 (5.6% 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 49 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.66×
• Total profit: $27,721
• Equity at exit: $78,559

10-year hold

• IRR: 12.3%
• Equity multiple: 3.09×
• Total profit: $87,849
• Equity at exit: $130,531

Cash invested: $42,000 (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 84028

• Home prices YoY: 1.2%
• Active inventory: 480
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$251 /mo · $3,009/yr
• Insurance: −$62
• HOA: −$32
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-14

Break-even live

Break-even rent $1,433

Max offer price $147,575

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 36 events

1. 2026-06-19
   days on market $150,000 Active 49 DOM
2. 2026-06-18
   days on market $150,000 Active 48 DOM
3. 2026-06-17
   days on market $150,000 Active 47 DOM
4. 2026-06-16
   days on market $150,000 Active 46 DOM
5. 2026-06-15
   days on market $150,000 Active 45 DOM
6. 2026-06-14
   days on market $150,000 Active 43 DOM
7. 2026-06-13
   days on market $150,000 Active 42 DOM
8. 2026-06-10
   days on market $150,000 Active 40 DOM
9. 2026-06-09
   days on market $150,000 Active 39 DOM
10. 2026-06-08
    days on market $150,000 Active 38 DOM
11. 2026-06-07
    days on market $150,000 Active 37 DOM
12. 2026-06-03
    days on market $150,000 Active 33 DOM
13. 2026-06-02
    days on market $150,000 Active 32 DOM
14. 2026-06-01
    days on market $150,000 Active 31 DOM
15. 2026-05-31
    days on market $150,000 Active 30 DOM
16. 2026-05-30
    days on market $150,000 Active 29 DOM
17. 2026-05-01
    listed $150,000 Active
18. 2025-04-01
    historical
19. 2024-06-17
    price $165,000
20. 2024-06-13
    price $170,000
21. 2024-04-11
    price $179,000
22. 2024-03-18
    listed $185,000 Active
23. 2024-03-15
    historical
24. 2024-02-22
    price $175,000
25. 2023-12-05
    listed $170,000 Active
26. 2023-10-01
    historical
27. 2023-07-14
    price $178,000
28. 2023-05-16
    listed $187,500 Active
29. 2023-01-02
    historical
30. 2022-05-31
    listed $187,500 Active
31. 2022-03-02
    soldstatus
32. 2022-01-22
    historical Backup
33. 2022-01-18
    listed $1,080,000 Active
34. 2020-01-17
    soldstatus
35. 2009-10-09
    historical
36. 2009-04-09
    listed $379,000

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

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $3,009 · $251/mo
• Projected year-2 tax: $3,009 · $251/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,985
• − Mortgage interest: −$8,402
• − Property taxes: −$3,009
• − Insurance: −$750
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − HOA: −$384
• − Depreciation: −$4,364
• Taxable loss: −$2,642
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $469/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: Rich District
• NCES district ID: 4900840
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $51,144
• Composite: 45.37/100
• National rank: #2633
• State rank: #16 of 80 in UT

Livability — Garden City

• Score: 65/100
• State rank: #156
• US rank: #12941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden City, UT
• Population (ZIP): 667

Population outlook (Rich County) Hauer SSP2

• Today (2025): 2,278 people
• By 2030: 2,241 · -1.6%
• By 2040: 2,142 · -6.0%
• By 2050: 2,085 · -8.5%
• By 2075: 1,814 · -20.4%
• By 2100: 1,530 · -32.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 17% Portuguese 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1%

Political lean MEDSL · Rich

• 2024 margin: Solid R (+68.9) · D 14.8% · R 83.7% · Other 1.5%
• 2008→2024 swing: -1.6pp toward R · 2008: -67.3pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+71.7 2016: R+62.2 2012: R+82.5 2008: R+67.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.28%
• Current HPI: 347.1291
• 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

Price history

-60.4% since first listed

20 events — show timeline

• 2026-05-01 Listed $150,000 WFRMLS
• 2025-04-01 Listing Removed — WFRMLS
• 2024-06-17 Price Changed $165,000 WFRMLS
• 2024-06-13 Price Changed $170,000 WFRMLS
• 2024-04-11 Price Changed $179,000 WFRMLS
• 2024-03-18 Listed $185,000 WFRMLS
• 2024-03-15 Listing Removed — WFRMLS
• 2024-02-22 Price Changed $175,000 WFRMLS
• 2023-12-05 Listed $170,000 WFRMLS
• 2023-10-01 Listing Removed — WFRMLS
• 2023-07-14 Price Changed $178,000 WFRMLS
• 2023-05-16 Listed $187,500 WFRMLS
• 2023-01-02 Listing Removed — WFRMLS
• 2022-05-31 Listed $187,500 WFRMLS
• 2022-03-02 Sold (Public Records) — Public Records
• 2022-01-22 Contingent — WFRMLS
• 2022-01-18 Listed $1,080,000 WFRMLS
• 2020-01-17 Sold (Public Records) — Public Records
• 2009-10-09 Listing Removed — WFRMLS
• 2009-04-09 Listed $379,000 WFRMLS

Property tax history

+1.2%/yr

Latest (2025): $3,009 · -1.5% YoY. Source: county tax records.