Order My SYRE Report →

SYRE Buyer Intelligence Report™

Comprehensive Property Analysis for Informed Purchase Decisions

4950 S Marianna Dr

Salt Lake City, UT 84117

Prepared For

Michael & Sarah Chen

Independent Analysis Powered By

SYRE

January 2026

SYRE Buyer Intelligence Report™

Table of Contents

Executive Summary
The Bottom Line
Ownership & Legal Information
Tax & Assessment Records
Property Characteristics
Systems & Components
Permits & Public Records
Value Analysis & Offer Recommendation
Comparable Sales Analysis
Risk Assessment
SYRE Location Risk Index
SYRE Structural Risk Index
SYRE Market & Financial Risk Indices
Active Market Inventory Analysis
Neighborhood Data
Regional Market Comparison
Rent vs Buy Analysis
Decision Framework
Negotiation Strategy
Offer Strategy Matrix
Closing Cost Estimate
Offer to Settlement Timeline
Investment Analysis
Debt & Capital Structure
Buyer Readiness Assessment
Mortgage Rate Intelligence
Down Payment Impact Analysis
Appraisal Gap Analysis
Due Diligence Considerations
Competing Offer Strategy
Buyer Decision Matrix
Disclaimers & Important Information

About This Report

This SYRE Buyer Intelligence Report provides market data and property analytics to help inform your purchase decision. The report combines property documentation with market research to support your conversations with licensed professionals.

IMPORTANT: PLEASE READ

This report provides market data and analytics to inform your conversations with licensed professionals. SYRE does not provide appraisals, real estate brokerage advice, legal counsel, tax guidance, or investment recommendations. All decisions should be made in consultation with appropriately licensed professionals. See full disclaimers at the end of this report.

SYRE Buyer Intelligence Report™

Executive Summary

Asking Price

$575,000

$202/SF — Listed recently

Comparable Sales Range

$535K–$550K

Asking price is 5-9% above comparable sales

Key Findings

What's in This Report

Home Intelligence

  • Ownership & transaction history
  • Tax & assessment records
  • Property characteristics & systems
  • Permit history
  • Value analysis & comparables
  • Risk assessment & neighborhood data

Buyer Strategy

  • Negotiation strategy
  • Offer strategy matrix
  • Listing agent assessment
  • Closing cost estimate
  • Offer to settlement timeline
  • Walk-away triggers & competing offers

SYRE Buyer Intelligence Report™

The Bottom Line

Is this property fairly priced?

Current List Price

$575,000

$202/SF

Market Value Indication

$535K–$550K

$188–$193/SF

Price Position

+5–9%

Above comparables

BUYER RECOMMENDATION

$535K–$550K

Recommended Offer Range

Potential Savings vs. List Price

$25K–$40K

4-7% below asking

Current list price ($575K) is 5-9% above comparable sales in the area. Market data supports negotiating to $535K–$550K range. See the Offer Strategy Matrix and Value Analysis sections for detailed price positioning.

Property Overview

4950 S Marianna Dr is a 4BD/3BA single-family residence (2,847 SF) built in 1978, located in Salt Lake City's Millcreek area. The property sits on a 0.28-acre lot with 2-car garage and RV parking. Key considerations include the property's age (48 years, requiring attention to systems/maintenance) and current pricing at a 10% premium to area median.

SYRE Buyer Intelligence Report™

Ownership & Legal Information

Current Ownership

Owner Name Johnson Family Trust
Vesting Type Revocable Living Trust
Acquisition Date March 15, 2018
Acquisition Price $425,000
Recording Number 2018-0042587

Transaction History

Date Type Price Buyer Seller
03/15/2018 Warranty Deed $425,000 Johnson Family Trust Anderson, Michael J.
06/22/2008 Warranty Deed $295,000 Anderson, Michael J. Martinez, Roberto
08/30/1998 Warranty Deed $158,000 Martinez, Roberto Williams, Sarah K.
05/14/1985 Warranty Deed $89,500 Williams, Sarah K. Thompson, David R.
11/20/1978 Warranty Deed $62,000 Thompson, David R. Original Builder LLC

Legal Description

LOT 12, BLOCK 4, MILLCREEK ESTATES SUBDIVISION NO. 3, ACCORDING TO THE OFFICIAL PLAT THEREOF ON FILE AND OF RECORD IN THE OFFICE OF THE SALT LAKE COUNTY RECORDER.

SYRE Buyer Intelligence Report™

Tax & Assessment Records

Current Assessment

Land Value

$198,200

Improvement Value

$300,000

Total Assessed Value $498,200
Assessment Year 2025
Assessment Ratio 100%
Primary Residence Exemption Yes (45% reduction applied)

Tax History

Year Assessed Value Tax Rate Annual Tax Status
2025 $498,200 0.651% $3,245 Paid
2024 $472,100 0.648% $3,059 Paid
2023 $445,800 0.642% $2,862 Paid
2022 $412,500 0.638% $2,632 Paid
2021 $385,200 0.632% $2,434 Paid

SYRE Buyer Intelligence Report™

Property Characteristics

Building Information

Property TypeSingle Family Residence
Year Built1978
Effective Year2010
Stories1
Gross Living Area2,847 sq ft
Basement AreaNone
Total Area2,847 sq ft
Bedrooms4
Bathrooms3.0 (3 full, 0 half)

Lot Information

Lot Size0.28 acres
Lot Dimensions90' x 135'
Lot Square Feet12,197 sq ft
ZoningR-1-8 (Single Family)
Flood ZoneZone X (minimal)
FEMA Map49035C0385G
TopographyLevel
ViewNone

Construction Details

FoundationPoured Concrete
ExteriorBrick
Roof TypeComposition Shingle
Roof AgeEst. 2015 (10 years)
HeatingForced Air - Gas
CoolingCentral Air
HVAC AgeEst. 2012 (13 years)
Garage2-Car Attached + RV Parking
FireplaceYes (1)
PoolNone

SYRE Buyer Intelligence Report™

Systems & Components

Major home systems assessment based on permit records, property age, and typical component lifespans. Estimates should be verified through professional inspection.

47

Home Age (Years)

4

Systems Current

2

Need Attention

~$35K

Replacement Reserve

Major Systems Status

System Installed Age Typical Life Remaining Condition Est. Replacement
Roof 2015 10 yrs 20-25 yrs ~10-15 yrs Good $12,000-15,000
HVAC System 2012 13 yrs 15-20 yrs ~2-7 yrs Fair $8,000-12,000
Water Heater Est. 2018 7 yrs 10-15 yrs ~3-8 yrs Good $1,500-3,000
Electrical Panel Est. 2010 15 yrs 25-40 yrs ~10-25 yrs Good $2,000-4,000
Plumbing 1978 47 yrs 40-80 yrs Varies Fair $5,000-15,000
Windows Est. 2010 15 yrs 15-30 yrs ~0-15 yrs Good $10,000-20,000

Buyer Tip: Total estimated replacement reserve is approximately $35,000–$70,000 over the next 10-15 years. Consider this when evaluating the purchase price and negotiating repairs or credits.

SYRE Buyer Intelligence Report™

Permits & Public Records

Building Permit History

Date Permit # Type Description Value Status
06/2015 BP-2015-3291 Roofing Re-roof entire structure $12,500 Final
03/2012 BP-2012-1847 Mechanical HVAC replacement $8,200 Final
09/2010 BP-2010-5521 Remodel Bathroom renovation $15,000 Final
04/2005 BP-2005-2103 Addition Deck addition (rear) $6,500 Final
11/1978 BP-1978-0847 New Construction Original construction $58,000 Final

Utility Information

WaterSalt Lake City Public Utilities
SewerSalt Lake City Public Utilities
ElectricRocky Mountain Power
GasDominion Energy
Water TypePublic
Sewer TypePublic
InternetCable/DSL Available
SolarNone

Disclosure Summary

No adverse records found

No code violations, demolition orders, or pending litigation found in public records search.

SYRE Buyer Intelligence Report™

Value Analysis & Offer Recommendation

Value Assessment Summary

Comparable Sales Approach $528,000 - $552,000
Price per Square Foot (Comps) $188 - $193/SF
Current Asking $/SF $202/SF (+7% above avg)
Market Value Indication $535,000 – $550,000

Initial Offer Recommendation

Recommended Opening Offer: $535,000

Property is priced 5-9% above comparable sales. Opening at $535,000 aligns with the lower end of fair value range. This provides negotiating room while establishing a data-backed position.

Offer Acceptance Probability

10%

$515K

35%

$535K

60%

$545K

80%

$555K

95%

$565K

Recommended Negotiation Approach

  1. Open at $535,000 — Cite comparable sales at $188-189/SF
  2. Expect counter at $560,000-$565,000 — Seller will likely come down $10-15K
  3. Counter at $540,000-$545,000 — Request seller credit for inspection items
  4. Target settlement: $545,000-$550,000 — Fair value range

SYRE Buyer Intelligence Report™

Comparable Sales Analysis

Recent sales of similar properties used to determine fair market value. Adjustments made for size, condition, and features.

Address Sale Price $/SF SF Date Net Adj
711 E 4800 S $528,000 $188 2,810 Sep 2024 +$12,000
510 E Julep Dr $545,000 $189 2,885 Oct 2024 $0
387 E 6270 S $552,000 $189 2,920 Aug 2024 -$8,000
4727 S Falkirk Dr $535,000 $191 2,800 Sep 2024 +$5,000

Detailed Comparable Adjustment Grid

Adjustment Factor 711 E 4800 S 510 E Julep 387 E 6270 S 4727 S Falkirk
Sale Price $528,000 $545,000 $552,000 $535,000
Location $0 $0 +$3,000 -$2,000
GLA (Sq Ft) +$1,850 -$1,900 -$3,650 +$2,350
Bedrooms $0 $0 $0 $0
Bathrooms +$5,000 $0 $0 +$5,000
Lot Size +$8,000 +$4,000 +$6,000 +$4,000
Year Built / Age +$2,000 -$1,500 +$4,000 -$1,000
Condition / Updates -$5,000 -$2,000 -$15,000 -$3,000
Garage / Parking $0 +$1,400 -$2,350 -$350
Net Adjustment +$11,850 $0 -$8,000 +$5,000
Adjusted Value $539,850 $545,000 $544,000 $540,000

Comparable Sales Range: $539,850 – $545,000 | Market Value Indication: $542,000 (weighted average favoring most similar comps)

SYRE Buyer Intelligence Report™

Risk Assessment

Meth Contamination

Clear
State Registry StatusNot Listed

Source: Utah DEQ Clandestine Drug Lab Registry

Flood Zone

Zone X
FEMA DesignationMinimal Risk
Flood InsuranceNot Required

Radon Zone

Zone 2
EPA ZoneModerate Potential
County Average2.8 pCi/L

Radon test recommended (~$150)

Seismic Zone

Elevated
Wasatch Fault~5 miles
Earthquake InsuranceRecommended

Natural Hazard Summary

Seismic ZoneHigh (Wasatch Fault)Elevated
Wildfire RiskLowLow
Landslide RiskLow (Level Lot)Low
Air QualityOccasional Winter InversionsModerate

Lead-Based Paint Risk

Year Built: 1978 (Federal Threshold Year)
Disclosure Required
Lead Paint ProbabilityModerate (1978 build)
Federal DisclosureRequired for pre-1978 homes
Lead Inspection Cost$300–$500
Remediation (if needed)$2,000–$10,000+

Buyer Rights: You have the right to a 10-day lead inspection period (can be waived). Request the seller's Lead-Based Paint Disclosure form and EPA pamphlet.

Areas of Concern: Window frames, doors, trim, baseboards, exterior siding — especially if original paint is present.

EPA Resource: epa.gov/lead

SYRE Buyer Intelligence Report™

SYRE Location Risk Index™

Comprehensive location risk analysis based on school quality, crime statistics, employment access, amenities, neighborhood trajectory, and natural hazards.

LOCATION RISK SCORE

38 /100
Low Risk Moderate High Risk
LOW RISK

Location Factors

Factor Rating Notes
School District Quality ABOVE AVG Granite School District (7-8/10)
Crime Statistics LOW Below metro average
Employment Access EXCELLENT 15 min to downtown SLC
Amenity Proximity STRONG Retail, dining, recreation nearby
Neighborhood Trajectory STABLE Mature, established neighborhood
Natural Hazard Exposure MODERATE Seismic zone consideration

SYRE LOCATION INSIGHT

Subject property location in Millcreek demonstrates better-than-average resilience in the current market. Location fundamentals (schools, employment access, amenities) are strong. Primary risk factor is seismic exposure common to all Salt Lake Valley properties. For buyers with 5+ year horizons, location risk is minimal.

SYRE Buyer Intelligence Report™

SYRE Structural Risk Index™

STRUCTURAL RISK SCORE

58 /100
Low Risk Moderate High Risk
MODERATE RISK

Component Breakdown

Factor Weight Score Assessment
Building Age 25% 65 48 YEARS
Reported Condition 25% 40 UPDATED
Major System Risk 20% 70 HVAC AGE CONCERN
Construction Quality 15% 50 STANDARD
Deferred Maintenance 15% 55 POSSIBLE

CapEx Reserve Recommendation

$15,000

Immediate Reserve

$25,000

5-Year CapEx Budget

$45,000

10-Year CapEx Budget

STRUCTURAL RISK SUMMARY

The property carries moderate structural risk primarily due to building age (48 years) and unknown HVAC age. Budget conservatively for potential HVAC replacement in 2-7 years ($8K-$15K). The updated kitchen/bath conditions partially mitigate age concerns. Professional inspection is essential to verify system conditions before purchase.

SYRE Buyer Intelligence Report™

SYRE Market & Financial Risk Indices™

MARKET RISK INDEX

42 /100 LOW-MODERATE
Market LiquidityGood (28 avg DOM)
Price StabilitySoftening (-2.1% YoY)
Inventory LevelBalanced (2.8 mo supply)
Interest Rate RiskElevated

FINANCIAL STRESS INDEX

62 /100 MODERATE-ELEVATED
Price-to-Income RatioStretched (5.2x)
Affordability IndexBelow Historical
Rental Cash FlowNegative
Appreciation DependencyModerate

SYRE Stress Scenario Models

Scenario Assumptions 5-Year Value Equity Position
Base Case 3% annual appreciation, rates stable $631,000 +$196,000
Market Correction -10% over 2 years, then 2% growth $531,000 +$96,000
Prolonged Downturn -15% over 3 years, flat thereafter $489,000 +$54,000
Rate Relief Rally Rates drop to 5.5%, demand surge $690,000 +$255,000

*Assumes purchase at $545K with 20% down. Equity includes principal paydown.

Risk Heat Map

Market ConditionsMODERATE
Location QualityLOW
Structural ConditionMODERATE
Pricing/ValuationMODERATE
Cash FlowHIGH
Interest Rate SensitivityELEVATED
CapEx ExposureMODERATE
Exit LiquidityLOW
Tenant/OccupancyLOW
Regulatory/LegalLOW

SYRE Buyer Intelligence Report™

Active Market Inventory Analysis

Current active listings in comparable price range ($500K–$600K). Understanding the competition helps gauge negotiating power and timing.

Active Listings

18

Avg List Price

$547K

Avg DOM

34

Price Reduced

28%

Current Competition (18 Active Listings)

Address List Price Beds Baths SF $/SF DOM Status
4950 S Marianna Dr (Subject) $575,000 4 3 2,850 $202 2 Active
388 E 6240 S $545,000 4 2 2,920 $187 12 Active
518 E 5300 S $565,000 5 3 2,880 $196 8 Active
578 E 5300 S $549,000 4 3 2,795 $196 28 Price Cut
20 W Washington Ave $539,900 3 2 2,650 $204 45 Price Cut
47 W Fireclay Ave $559,000 4 3 2,910 $192 18 Active
121 W 5900 S $575,000 5 3 3,120 $184 62 Price Cut
35 W Washington Ave $534,500 4 2 2,740 $195 22 Active
4912 S Marianna Dr $552,900 4 3 2,850 $194 31 Price Cut
5048 S Cottonwood St $569,000 4 3 3,050 $187 14 Active
4863 S 900 E $545,000 4 2 2,680 $203 38 Active
5124 S Highland Dr $578,900 5 4 3,210 $180 51 Price Cut
4931 S 1100 E $541,500 3 2 2,590 $209 19 Active
5002 S Wren Dr $558,000 4 3 2,940 $190 25 Active
4795 S Cottonwood Ln $564,900 5 3 3,080 $183 41 Active
5186 S Murray Holladay Rd $549,500 4 2 2,820 $195 29 Active
4908 S Highland Dr $554,000 4 3 2,890 $192 33 Price Cut
5071 S 1000 E $562,500 4 3 2,950 $191 24 Active

Market Inventory Analysis

DOM Distribution

Under 15 days5 homes (28%)
15-30 days7 homes (39%)
31-45 days3 homes (17%)
Over 45 days3 homes (17%)

Key Insights

  • Subject property priced in top quartile ($575K)
  • 5 homes reduced prices (28% of inventory)
  • Median $/SF: $192 (subject at $202 is +5% above)
  • Subject DOM (2 days) = fresh listing advantage

Negotiating Power: With 18 active listings and 28% showing price reductions, buyers have moderate negotiating leverage. Subject property's higher $/SF ($202 vs. $192 median) and fresh listing status suggest less room for negotiation initially, but watch for price adjustment if DOM exceeds 30 days.

SYRE Buyer Intelligence Report™

Neighborhood Data

7/10

School Rating

Low

Crime Rate

82%

Owner-Occupied

Stable

Trajectory

Schools

School Type Rating
Bonneville Elementary Elementary 8/10
Evergreen Junior High Middle 7/10
Olympus High School High 8/10

Crime Statistics

Overall Crime Rate Below Average
Violent Crime68% below national avg
Property Crime42% below national avg

Neighborhood Trajectory

📈

Stable to Improving

This neighborhood shows consistent property value appreciation, high homeownership rates, and strong school performance. The Millcreek area has seen significant investment in recent years.

SYRE Buyer Intelligence Report™

Regional Market Comparison

How this property's market compares to neighboring areas for value and growth potential.

Subject Area

Millcreek

+4.2% YoY

County Average

SL County

+3.8% YoY

Outperformance

+0.4%

vs County

Subject Market Temperature

WARM

28 days avg DOM

2.4 months inventory

Hot Warm Balanced Cool Cold

Submarket Comparison (10 Neighborhoods)

Area 1-Year 5-Year Median Price $/SF Avg DOM Inventory
Millcreek (Subject) +4.2% +52.3% $525K $184 28 days 2.4 mo
Holladay +5.1% +58.4% $685K $245 22 days 1.8 mo
Cottonwood Heights +4.5% +55.2% $612K $228 24 days 2.1 mo
Murray +3.8% +48.9% $495K $178 31 days 2.8 mo
Sugar House +3.2% +45.1% $548K $195 26 days 2.2 mo
Sandy +4.0% +50.8% $535K $185 29 days 2.6 mo
Draper +4.8% +56.7% $725K $255 20 days 1.6 mo
South Jordan +3.5% +47.2% $515K $175 32 days 3.1 mo
Taylorsville +2.5% +39.8% $445K $162 38 days 3.8 mo
West Jordan +2.8% +42.5% $465K $165 35 days 3.5 mo

Note: Inventory measured in months of supply at current sales pace. Under 3 months = seller's market, 3-6 months = balanced, over 6 months = buyer's market. DOM = Days on Market.

Buyer Market Position Analysis

Millcreek Value Opportunity: At $184/SF, Millcreek offers strong value compared to neighboring Holladay ($245/SF) and Cottonwood Heights ($228/SF) while delivering comparable 5-year appreciation (+52.3%). This property sits in a "warm" market with 28-day average DOM — competitive but not frenzied. The 2.4-month inventory suggests slight seller's market conditions, so well-priced homes move quickly but aggressive offers aren't always necessary.

SYRE Buyer Intelligence Report™

Rent vs Buy Analysis

Analysis Verdict

FAVOR BUYING

If you plan to stay 4+ years

Break-even: 4.2 years

5-year advantage: +$93,900

Monthly Cost Comparison

Estimated Rent

Market Rent$2,450
Renter's Insurance$25
Total Monthly $2,475

Cost to Own

P&I + Tax + Ins$3,235
Maintenance (1%)$45
Total Monthly $3,280

Break-Even Timeline

4.2 years
Year 0Year 2Year 4Year 6Year 8Year 10

5-Year Wealth Comparison

If You Rent 5 Years

Total Rent Paid-$161,100
Equity Built$0
Net Position -$161,100

If You Buy This Property

Housing Cost-$196,800
Principal + Appreciation+$129,600
Net Position -$67,200

Sensitivity Analysis

Scenario Break-Even 5-Yr Advantage
Base Case (3.5%/yr)4.2 years+$93,900
Higher (5%/yr)3.1 years+$142,500
Lower (2%/yr)5.8 years+$45,200
Flat Market (0%/yr)8.5+ years-$15,600

Reasons to Buy

  • Plan to stay 5+ years
  • Build long-term wealth through equity
  • Stable employment and income

Reasons to Rent

  • May relocate within 3-4 years
  • Preserve liquidity for other investments
  • Income situation uncertain

SYRE Buyer Intelligence Report™

Decision Framework

Use this framework to evaluate your decision. Review with your real estate professional and any trusted advisors.

Reasons to Buy

Reasons for Caution

Factors to Discuss with Your Agent

Common considerations during due diligence:

SYRE Buyer Intelligence Report™

Negotiation Strategy

Property Analysis

Property Size 2,847 SF (4BD/3BA)
Year Built 1978 (46 years old)
Lot Size 0.28 acres with RV parking
Risk Score 54/100 (Moderate)
Market Position 5-9% above comparable sales

Leverage Points

Your Advantages

  • Property is priced above market comps
  • 1978 build age may concern other buyers
  • Pre-approved financing ready
  • Flexible closing timeline

Seller's Advantages

  • Desirable Millcreek location
  • School district appeal
  • Larger lot with RV parking
  • Limited inventory in area

Negotiation Talking Points

Use these data points to support your offer price:

Recommended Negotiation Approach

  1. Open at $535,000 — Cite comparable sales at $188-189/SF
  2. Expect counter at $560,000-$565,000 — Seller will likely come down $10-15K
  3. Counter at $540,000-$545,000 — Request seller credit for inspection items
  4. Target settlement: $545,000-$550,000 — Fair value range

SYRE Buyer Intelligence Report™

Market Timing & Seller Motivation Analysis

Days on Market by Price Tier

Understanding how long properties sit at each price point reveals negotiation leverage and seller motivation patterns.

Price Tier Avg DOM Sale-to-List Negotiation Room Assessment
Under $525K 14 days 98.5% 1-2% Seller's market — limited leverage
$525K–$560K ★ 28 days 97.2% 2-4% Balanced — moderate leverage
$560K–$600K 42 days 95.8% 3-5% Buyer favorable — good leverage
Over $600K 58 days 93.5% 5-8% Strong buyer leverage

★ This property at $575K asking price sits in the $560K-$600K tier where buyers have good negotiation leverage. Expect 3-5% negotiation room ($17K-$29K).

Seller Motivation Profile

Analysis of listing signals that indicate seller motivation level and likelihood of negotiation flexibility.

Motivation Indicator Signal Score
Days on Market (32) Moderate 60/100
Price Reductions (0) Low 40/100
Agent History (lists high) Moderate 55/100
Listing Language Neutral 50/100
Time of Year (Jan) Moderate 55/100

Overall Motivation Score

52

out of 100

MODERATE

Motivation Interpretation

Moderate motivation. The seller appears patient but may be testing the market with an ambitious price. No price reductions suggest they haven't felt market pressure yet, but 32 days on market indicates slower-than-expected activity. The seller is likely willing to negotiate 3-5% but not desperate. Best approach: Submit a reasonable opening offer with data-backed justification. Expect 1-2 counteroffers before reaching agreement.

Recommended Approach Based on Motivation

  1. Opening offer: $535,000-$540,000 (6-7% below ask)
  2. Justification: Lead with comparable sales data showing $188-193/SF market rate
  3. Tone: Professional, data-driven — avoid lowball perception
  4. Contingencies: Include inspection; seller likely to accept reasonable terms
  5. Expected settlement: $545,000-$555,000 range after negotiation

SYRE Buyer Intelligence Report™

Offer Strategy Matrix

Compare the financial impact of different offer prices. All calculations assume 20% down, 30-year fixed mortgage at current rates (6.875%).

Offer Price % of Ask Monthly P&I Total Interest Savings vs Ask
$575,000 (Ask) 100% $3,021 $627,560 —
$560,000 97% $2,942 $611,120 $31,440
$545,000 ★ 95% $2,863 $594,680 $62,880
$535,000 93% $2,811 $583,760 $83,800
$520,000 90% $2,732 $567,520 $110,040

★ Recommended target price based on comparable sales analysis

Estimated Acceptance Probability

95%+

At Ask

75%

97% (-3%)

55%

95% (-5%)

35%

93% (-7%)

15%

90% (-10%)

At Asking Price ($575K)

Principal & Interest$3,021
Property Tax$267
Insurance$150
Total Monthly $3,438

At Recommended ($545K)

Principal & Interest$2,863
Property Tax$253
Insurance$150
Total Monthly $3,266

Savings at recommended price: $172/month or $62,880 over loan life

SYRE Buyer Intelligence Report™

Buyer Closing Cost Estimate

Estimated cash required at closing. Actual amounts will vary based on lender fees, negotiated credits, and final purchase price. These estimates assume purchase at $545,000 with 20% down payment.

Estimated Cash to Close

$127,850

At Purchase Price

$545,000

Down Payment & Loan Costs

Down Payment (20%)$109,000
Loan Origination (1%)$4,360
Discount Points$0
Appraisal Fee$550
Credit Report$50
Subtotal $113,960

Title & Settlement

Title Insurance (Owner's)$1,200
Title Insurance (Lender's)$850
Escrow/Settlement Fee$750
Recording Fees$125
Title Search$250
Subtotal $3,175

Prepaid Items

Homeowner's Insurance (1 yr)$1,800
Property Tax Escrow (3 mo)$801
Insurance Escrow (2 mo)$300
Prepaid Interest (15 days)$1,490
Subtotal $4,391

Inspections & Other

Home Inspection$450
Radon Test$150
Sewer Scope$175
Survey (if required)$400
Home Warranty (optional)$550
Subtotal $1,725

Potential Credits to Negotiate

Seller Concession (up to 3%)($16,350)
Lender Credit (rate bump)($2,000–$4,000)
Earnest Money Applied($5,000)

Strategy: Request 2% seller concession ($10,900) as part of offer to offset closing costs. This reduces cash to close to ~$117,000.

SYRE Buyer Intelligence Report™

Offer to Settlement Timeline

Typical 30-day close timeline. Use this to set buyer expectations and coordinate logistics. Adjust timelines based on lender requirements and contract terms.

Day 0: Offer Submitted

Submit offer with pre-approval letter, proof of funds, earnest money commitment

Action Required

Days 1-3: Contract Execution

Negotiate terms, sign contract, deposit earnest money with title company

Negotiation

Days 3-10: Inspection Period

Schedule home inspection, radon test, sewer scope. Request repairs or credits.

Critical Deadline

Days 5-21: Loan Processing

Lender orders appraisal, processes documentation, underwrites loan

Lender-Driven

Days 14-17: Appraisal

Appraiser visits property. Report typically takes 3-5 business days.

Potential Issue

Days 21-25: Clear to Close

Final underwriting approval, clear conditions, prepare closing documents

Final Review

Day 29: Final Walk-Through

Verify property condition, repairs completed, personal property removed

Buyer Action

Day 30: Closing Day

Sign documents, wire funds, receive keys. Congratulations!

🎉 Complete

SYRE Buyer Intelligence Report™

Investment Analysis

5-Year Ownership Analysis

Based on purchase at $545,000 with 20% down ($109,000), 6.875% rate, 30-year term

Year Est. Value Equity Cumulative Cost* Net Position
Purchase $545,000 $109,000 — $109,000
Year 1 $556,000 $124,500 $36,300 $88,200
Year 3 $578,500 $157,900 $108,900 $49,000
Year 5 $602,000 $194,500 $181,500 $13,000

*Cumulative cost includes mortgage payments, taxes, insurance, and maintenance. Assumes 2% annual appreciation.

Rental Cash Flow Summary

NET OPERATING INCOME

$18,370

Annual NOI • Cap Rate: 3.2%

Est. Market Rent$2,500/mo
Operating Expenses($10,130/yr)

CASH FLOW ANALYSIS

Annual NOI$18,370
Annual Debt Service($36,192)
Annual Cash Flow ($17,822)

Cash-on-Cash Return: -12.4%

Rent vs. Buy Comparison

Monthly Cost to Own

$3,025

P&I: $2,861 • Taxes: $270 • Insurance: $150

Est. Monthly Rent (Similar Home)

$2,400

Based on comparable rentals in Millcreek area

Investment Analysis Summary

At current interest rates, this property is cash-flow negative as a rental investment (-$17,822/year). Ownership break-even vs. renting occurs at approximately year 5-6. Property is better suited as a primary residence rather than pure investment.

SYRE Buyer Intelligence Report™

Debt & Capital Structure

Investment Analysis Only — This section covers investment financing scenarios including DSCR analysis. For owner-occupant financing, see Mortgage Rate Intelligence and Down Payment Impact Analysis.

Financing Scenario Comparison

Metric Conservative Moderate Aggressive
Down Payment 25% ($143,750) 20% ($115,000) 10% ($57,500)
Loan Amount $431,250 $460,000 $517,500
Est. Rate 7.25% 7.00% 7.50% + PMI
Monthly P&I $2,942 $3,061 $3,619
Total PITI $3,359 $3,478 $4,136
LTV 75% 80% 90%

Debt Service Coverage Analysis

Annual NOI$18,370
Annual Debt Service (20% down)$36,732
DSCR 0.50x

DSCR WARNING

DSCR below 1.0x indicates negative cash flow. Investment financing may require DSCR loans with higher rates or larger down payments.

CAPITAL STRUCTURE RECOMMENDATIONS

SYRE Buyer Intelligence Report™

Buyer Readiness Assessment

Note: For single-family residential acquisitions, Sponsor/Operator analysis applies to the buyer's own capacity to execute on the investment thesis. This section evaluates buyer readiness factors rather than third-party operator quality.

Buyer Readiness Assessment

Factor Requirement
Down Payment Capacity $115,000+ (20% conventional)
Income Qualification $149,000+ household income
Reserve Requirements $15,000 CapEx + 6 mo PITI
Credit Score 740+ for best rates
DTI Tolerance <43% back-end

Ideal Buyer Profile

  • Dual-income household ($150K+)
  • First-time or move-up buyer
  • Long-term hold horizon (7+ years)
  • Values space over newness
  • Comfortable with older home maintenance

Challenging Buyer Profile

  • Cash flow-focused investor
  • Short-term flip strategy
  • Limited reserves (<$30K)
  • Requires turnkey condition
  • High rate sensitivity

SYRE BUYER RECOMMENDATION

This property is best suited for owner-occupants with long-term horizons who value space, location, and potential (ADU opportunity) over immediate cash flow. The property's age requires a buyer comfortable budgeting for ongoing maintenance and potential system replacements. For investors, property only makes sense at significantly lower price points or with substantial ADU income.

SYRE Buyer Intelligence Report™

Mortgage Rate Intelligence

Current Mortgage Rates — Salt Lake City Metro

Rates as of January 2026. Based on excellent credit (740+) and standard loan parameters.

ProductRateAPRPointsMonthly P&I*
30-Year Fixed6.875%6.95%0.5$2,863
15-Year Fixed6.125%6.25%0.5$3,712
7/1 ARM6.250%6.85%0$2,686
FHA 30-Year6.500%7.15%0$2,758
VA 30-Year6.375%6.50%0$2,723

*Based on $436,000 loan amount (20% down on $545K target price)

12-Month Rate Trend

7.79%

12-Mo High

May 2025

6.875%

Current

Jan 2026

6.08%

12-Mo Low

Sep 2025

6.0%
8.0%

Current rate position within 12-month range

Month 30-Yr Fixed Change Trend
Aug 2025 6.15% -0.85% ▼ Declining
Sep 2025 6.08% -0.07% ▼ Low Point
Oct 2025 6.42% +0.34% ▲ Rising
Nov 2025 6.95% +0.53% ▲ Rising
Dec 2025 7.02% +0.07% ▲ Peak
Jan 2026 6.875% -0.145% ▼ Improving

Affordability Impact

How rate changes affect buying power at $3,300/mo PITI budget:

At 6.5%$565,000
At 6.875% (current)$545,000
At 7.5%$510,000

Rate Lock Recommendation

  • Rates trending sideways to lower
  • Fed signaling potential cuts in 2026
  • Consider 45-day lock with float-down
  • Monitor for sub-6.5% opportunities

SYRE Buyer Intelligence Report™

Down Payment Impact Analysis

Compare how different down payment amounts affect your monthly payment (PITIA: Principal, Interest, Taxes, Insurance, and PMI/MIP). All calculations based on $545,000 purchase price at 6.875% interest rate (30-year fixed).

Down Payment Cash Required Loan Amount Principal & Interest PMI/MIP Total PITIA
3% (FHA) $16,350 $528,650 $3,473 $442 $4,332
5% $27,250 $517,750 $3,401 $345 $4,113
10% $54,500 $490,500 $3,222 $204 $3,793
15% $81,750 $463,250 $3,044 $116 $3,527
20% ★ $109,000 $436,000 $2,863 $0 $3,280

★ 20% down eliminates PMI requirement. All scenarios include property taxes ($270/mo) and homeowner's insurance ($147/mo).

Understanding PMI vs. MIP

Conventional PMI

Triggers at< 20% down
Typical cost0.5–1% of loan/yr
CancellationAt 80% LTV
Auto-removalAt 78% LTV

FHA MIP

Upfront MIP1.75% of loan
Annual MIP0.85% of loan/yr
CancellationLife of loan*
*Unless 10%+ down11 years

Total PMI/MIP Cost Over Time

Down Payment PMI/MIP Until Monthly PMI/MIP Total PMI/MIP Paid Extra vs. 20% Down
3% (FHA) Life of loan $442 $159,120 +$159,120
5% ~8 years $345 $33,120 +$33,120
10% ~5 years $204 $12,240 +$12,240
15% ~2.5 years $116 $3,480 +$3,480
20% N/A $0 $0 —

💡 Key Insight

Putting 20% down saves $1,052/month compared to FHA 3% down, and eliminates the need for mortgage insurance entirely. If 20% isn't feasible, consider 10–15% down with conventional financing—PMI will cancel automatically once you reach 78% LTV, unlike FHA MIP which remains for the life of the loan (with less than 10% down).

SYRE Buyer Intelligence Report™

Risk Assessment

Key risks and considerations specific to this property. Use this to guide your buyer through due diligence and set appropriate expectations.

Inspection Focus Areas

System Age/Status Risk Level Est. Replacement
Roof 2015 (~10 yrs) Low — Mid-life, inspect for wear $12K-$18K
HVAC 2012 (~13 yrs) Moderate — Approaching replacement $8K-$12K
Water Heater Unknown Moderate — Verify age $1.5K-$3K
Plumbing 1978 original Moderate — Check for galvanized/poly $5K-$15K if repipe
Electrical 1978 original Low — Standard for age $3K-$8K panel upgrade
Foundation Poured concrete Low — Stable per records N/A

Deal-Breaker Thresholds

  • Foundation issues requiring $20K+ repair
  • Active mold or water intrusion
  • Unpermitted structural work
  • HVAC + Roof both requiring replacement
  • Seller unwilling to negotiate on major items

Items to Monitor

  • HVAC age — budget for replacement in 2-5 yrs
  • Plumbing material — verify copper vs galvanized
  • Roof condition near end of warranty
  • Basement moisture/drainage patterns
  • Original windows — R-value and seal condition

Contingency Considerations

Properties built in 1978 may warrant comprehensive mechanical inspection (typically $150-200 additional). Sewer scope ($500-$1,000) is often recommended for cast iron plumbing. Discuss inspection scope, contingency timeline, and negotiation approach with your agent.

SYRE Buyer Intelligence Report™

Appraisal Gap Analysis

Analysis of appraisal risk based on offer price vs. comparable sales data. Use this to prepare your buyer for potential appraisal outcomes and negotiate protective terms.

Appraisal Risk Level

Low At $545K Target

Target offer aligns with comparable sales. Low probability of appraisal gap.

Gap Probability by Offer Price

At $535K (93% of ask)Very Low Risk
At $545K (95% of ask)Low Risk
At $555K (97% of ask)Moderate Risk
At $575K (100% of ask)Elevated Risk

Appraisal Support Data

Address Sale Price $/SF Date Adjustment
711 E 4800 S $528,000 $188 Oct 2025 +$12,000
5012 S Marianna Dr $545,000 $189 Nov 2025 $0
4831 S Cottonwood Ln $552,000 $189 Dec 2025 -$8,000

Adjusted Value Range: $540,000 – $552,000 based on comparable sales with size and condition adjustments.

If Appraisal Comes in Low

Option 1: Renegotiate Price

  • Request seller reduce price to appraised value
  • Split the difference (compromise)
  • Use appraisal as leverage for other concessions

Option 2: Cover the Gap

  • Bring additional cash to closing
  • Increase down payment percentage
  • Only if buyer has reserves and wants property

Considerations

Based on comparable sales data, offers near $545,000 align closely with recent sale prices. Appraisal contingencies and gap coverage terms vary by transaction. Discuss appraisal risk, contingency options, and gap coverage approaches with your agent and lender.

SYRE Buyer Intelligence Report™

Due Diligence Considerations

Questions and factors to discuss with your agent before and during the transaction. Work with your agent to determine what thresholds make sense for your situation.

💰 Financial Questions to Discuss with Your Agent

What is your maximum comfortable purchase price? Discuss with agent
What repair credit amount would you request? Discuss with agent
At what appraisal result would you reconsider? Discuss with agent
How much appraisal gap could you cover? Discuss with lender
What is your maximum comfortable monthly PITI? Discuss with lender

🔍 Inspection Considerations

Common Serious Issues (1978 builds)

  • Foundation movement or structural concerns
  • Mold or water damage
  • Unpermitted modifications
  • Pest damage (termites)
  • Sewer line condition
  • Asbestos presence

Typical Repair Cost Ranges

  • Roof replacement: $10,000-$20,000
  • HVAC replacement: $8,000-$15,000
  • Electrical updates: $8,000-$15,000
  • Plumbing updates: $8,000-$15,000
  • Foundation repairs: varies widely
  • Discuss tolerance levels with agent

🤝 Negotiation Factors

📋 Title & Legal Factors to Review

Review title report and any concerns with a licensed attorney.

SYRE Buyer Intelligence Report™

Competing Offer Strategy

How to position your offer to win without overpaying. Use these tactics if you learn of competing interest.

Competition Level for This Property

Moderate Expect 2-4 Offers

Based on: DOM 32 days, pricing above comps, desirable location, current inventory levels

Escalation Clause Strategy

When to Use Escalation

  • Multiple offers confirmed
  • Property is unique/irreplaceable
  • Buyer has room above initial offer
  • Market is competitive

When to Avoid Escalation

  • Already at max price
  • Property priced above comps
  • Buyer not fully committed
  • Appraisal gap risk is high

Recommended Escalation Terms

"Buyer offers $535,000, escalating in increments of $2,500 above any competing offer, up to a maximum of $555,000. Seller to provide copy of competing offer."

Non-Price Competitive Advantages

Strengthen Your Offer

  • Larger earnest money deposit ($10K+)
  • Pre-inspection (remove inspection contingency)
  • Flexible closing date to match seller needs
  • Rent-back option if seller needs time
  • Proof of funds + pre-approval letter

Personal Connection

  • Brief, sincere buyer letter (if appropriate)
  • Express genuine interest in the home
  • Avoid contingent on sale of buyer's home
  • Quick response times throughout
  • Clean, professional offer presentation

When to Let It Go

Don't chase. If competing offers push price above $555,000, walk away. At that price point, the buyer is paying 4%+ over fair value with no guarantee of appraisal support. Remind buyer that another property will come along. The market averages 180+ listings per month in this price range. Emotional decisions lead to buyer's remorse.

SYRE Buyer Intelligence Report™

Buyer Decision Matrix

A structured framework to help evaluate this property against your purchase criteria.

Factor This Property Market Average Rating
Price/SqFt $202 $189 Above Avg
Lot Size 0.28 acres 0.24 acres Strong
School District Millcreek — Strong
Property Age 46 years 35 years Older
Garage/Parking 2-car + RV 2-car Strong
Risk Score 54/100 50/100 Moderate
Future Appreciation 2% est. 2% avg. Average

Summary Assessment

Strengths

  • Millcreek school district access
  • Larger lot with RV parking
  • 4BD/3BA layout
  • ADU potential per zoning
  • No HOA

Considerations

  • Priced 5-9% above fair value
  • 1978 build (46 years old)
  • HVAC/roof age unknown
  • Higher monthly cost vs. rent

SYRE Recommendation

This property represents reasonable value at the right price. Recommend pursuing with an initial offer of $535,000, targeting final purchase price of $545,000-$550,000. At fair value, this property's strengths (lot size, schools, layout) support the investment for buyers planning 5+ year ownership. Request thorough inspection given 1978 build.

SYRE Buyer Intelligence Report™

Disclaimers & Important Information

IMPORTANT: This report is for informational purposes only. SYRE LLC is not licensed to provide appraisal, real estate brokerage, investment, legal, tax, accounting, or lending services. This report does not substitute for advice from licensed professionals. Consult appropriate licensed professionals before making decisions.

Not a Licensed Appraisal

SYRE LLC is not a licensed appraiser. This analysis does not constitute a licensed appraisal under state or federal law, including USPAP standards and FIRREA regulations. Do not use for mortgage lending, refinancing, tax appeals, estate proceedings, divorce settlements, or any purpose requiring a licensed appraisal.

Not Legal Advice

SYRE LLC is not a law firm and does not provide legal advice. This report does not create an attorney-client relationship. Contract review, title analysis, and legal interpretations require a licensed attorney. For legal matters, consult a licensed attorney in your jurisdiction.

Not Tax or Accounting Advice

SYRE LLC is not a CPA or licensed tax advisor. Tax projections, depreciation estimates, and financial calculations are illustrative only. Tax treatment varies by individual circumstances. Consult a licensed CPA or tax professional for tax advice.

Not Investment Advice

SYRE LLC is not a registered investment adviser, broker-dealer, or financial planner under SEC or state regulations. We do not make buy, sell, or hold recommendations. All investment decisions are your sole responsibility.

Not Mortgage or Lending Advice

SYRE LLC is not a mortgage lender, broker, or loan originator. Financing scenarios are illustrative only. This report is not a loan estimate, pre-qualification, or commitment. For mortgage advice, consult a licensed mortgage professional.

Not Real Estate Brokerage Services

SYRE LLC is not a licensed real estate broker, agent, or salesperson. This report does not constitute a broker price opinion (BPO), comparative market analysis (CMA), or any service requiring real estate licensure. Consult a licensed real estate professional for transaction advice.

Property Inspection Limitation

SYRE has not physically inspected this property. All condition assessments are based on listing data, public records, and property age. A licensed home inspector should evaluate actual property condition before purchase.

Limitations of Analysis

Analysis is based on publicly available information and data provided by users. We do not independently verify all information. Risk scores, projections, and valuations are model-based and may not reflect actual conditions or future outcomes. Market conditions can change unpredictably.

SYRE Index Definitions

SYRE Risk Score™: Composite risk assessment (0-100) incorporating market, location, structural, and financial factors.

SYRE Market Risk Index™: Evaluation of macro and local market conditions affecting property values.

SYRE Location & Neighborhood Risk Index™: Assessment of location-specific risk factors including schools, crime, and trajectory.

SYRE Structural Risk Index™: Evaluation of physical condition and CapEx exposure.

SYRE Financial Stress Index™: Analysis of pricing, cash flow, and financial viability factors.

Full compliance disclosures: syre.cc/compliance | Questions: compliance@syre.cc

SYRE

© 2026 SYRE LLC. All rights reserved.

Report ID: BIR-2026-01-4950

Generated: January 8, 2026