SYRE Listing Intelligence Report™
Comprehensive Property Analysis for Optimal Listing & Sale
Salt Lake City, UT 84117
Prepared For
Jennifer Williams
Independent Analysis Powered By
SYRE
January 2026
SYRE Listing Intelligence Report™
About This Report
This SYRE Listing Intelligence Report provides market data and analytics to help you understand your property's market context. The information within is designed to help inform 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 Listing Intelligence Report™
$549K
Market Value Indication
2,847
Square Feet
4/3
Bed / Bath
25-35
Expected DOM
SYRE Market Data Range
$535K–$550K
Based on recent comparable sales in this market area
| Property Type | Single Family |
| Year Built | 1978 (46 years) |
| Lot Size | 0.28 acres |
| Garage | 2-car + RV parking |
| Stories | 1 |
| HOA | None |
| Zoning | R-1-8 (ADU eligible) |
| School District | Granite District |
SYRE Listing Intelligence Report™
What should you list this property for?
Current List Price
$575,000
$202/SF
Comparable Sales Range
$535K–$555K
$188–$195/SF
Price Position
+5–9%
Above comparable sales
EXPECTED DAYS ON MARKET
20-28
@ $549K
35-45
@ $575K
60+
@ $599K+
BUYER POOL BY PRICE POINT
MARKET CONTEXT FOR SELLER CONVERSATIONS
Recent comparable sales in this area range from $535,000–$555,000 for properties of similar size and condition. The current list price ($575K) is 5-9% above these comparables. Research shows that properties priced above recent sales data often experience extended days on market. Discuss optimal positioning strategy with your listing agent.
SYRE Listing Intelligence Report™
What offers should you expect at different list prices? This analysis helps set realistic expectations and informs counter-offer strategy.
| If List Price Is... | Expected Offers | Likely Sale Price | Expected DOM |
|---|---|---|---|
| $549,000 (Recommended) | $530K–$545K | $540K–$549K | 20-28 days |
| $559,000 | $535K–$550K | $545K–$555K | 28-35 days |
| $575,000 (Current) | $545K–$560K | $545K–$560K | 35-45+ days |
| $599,000 | $555K–$575K | $550K–$570K* | 60+ days |
*After price reduction. Overpriced listings typically net less than properly priced listings due to buyer perception.
How list price affects the buyer's monthly payment (assuming 20% down, 6.875% rate)
AT RECOMMENDED ($549K)
AT CURRENT ($575K)
Pricing at $549K vs $575K saves buyers $149/month — expanding your qualified buyer pool significantly
SYRE Listing Intelligence Report™
Key features and attributes that differentiate this property in the market and appeal to likely buyers.
Location Advantages
Property Features
Outdoor & Land
Investment Potential
| Feature | This Property | Area Average | Advantage |
|---|---|---|---|
| Lot Size | 0.28 acres | 0.24 acres | +17% |
| Square Footage | 2,847 SF | 2,650 SF | +7% |
| Bathrooms | 3 | 2.5 | +0.5 |
| Garage | 2-car + RV | 2-car | RV parking |
SYRE Listing Intelligence Report™
Low End of Range
$535K
$188/SF
Market Value Indication
$542K
$190/SF
High End of Range
$550K
$193/SF
Sales Comparison
$541K
Primary Approach (100% weight)
Cost Estimate (Reference)
$548K
Not weighted — informational only
Income Data (Reference)
$538K
Not weighted — investor context
Per Fannie Mae/USPAP guidelines, the Sales Comparison Approach is the industry standard for residential properties. This is not an appraisal. Consult a licensed appraiser for a formal opinion of value.
| Sales Comparison (Primary) | Market value indication derived from adjusted comparable sales — 100% weight |
| Cost Estimate (Reference) | Land + replacement cost less depreciation — not weighted |
| Income Data (Reference) | Capitalized rental income — not weighted, investor context only |
Methodology: The market value indication ($541K) is derived solely from sales comparison analysis per industry standards. Cost and income data are shown as reference points only and are not blended into the value conclusion.
SYRE Listing Intelligence Report™
Market value indication derived from sales comparison analysis per industry standards. This is not an appraisal. Consult a licensed appraiser for a formal opinion of value.
Market Value Indication (Sales Comparison)
$541,000
Comparable Sales Range: $528,000 – $554,000
Methodology Note: The Sales Comparison Approach is the industry standard for single-family residential properties per Fannie Mae Selling Guide (B4-1.3-07) and USPAP guidelines. Market value indication is derived solely from comparable sales data.
Primary Value Indication (100% Weight)
Recent comparable sales provide the most direct market data for residential properties. Four comparable properties sold within 6 months, all within 0.5 miles, with similar characteristics.
| Number of Comparable Sales: | 4 |
| Sales Recency: | All within 6 months |
| Average Adjusted Value: | $541,000 |
| Standard Deviation: | ±$12,000 |
The following data is provided for reference only and is NOT weighted into the market value indication.
Replacement Cost Estimate
$548,000
Reference only — not weighted
Rental Capitalization Value
$538,000
Reference only — for investor context
Based on comparable sales analysis with tight standard deviation:
68% Confidence Interval: $529K–$553K
95% Confidence Interval: $528K–$554K
SYRE Listing Intelligence Report™
Recent closed sales within 0.5 miles, similar size and style. Adjusted for differences in features and condition.
0.3 miles away • Sold Sep 2024
$528,000
$188/SF
Adjustment: +$8K for smaller lot, +$5K for fewer baths = Adjusted: $541,000
0.1 miles away • Sold Oct 2024
$545,000
$189/SF
Adjustment: +$4K for smaller lot, -$3K for larger SF = Adjusted: $546,000
0.4 miles away • Sold Aug 2024
$552,000
$189/SF
Adjustment: +$6K for smaller lot, -$5K for larger SF, -$8K for newer updates = Adjusted: $545,000
Adjusted Comparable Average
$544,000
Range
$541K – $546K
SYRE Listing Intelligence Report™
Line-by-line adjustments to comparable sales to derive indicated value for the subject property.
| Adjustment Factor | 711 E 4800 S | 510 E Julep Dr | 387 E 6270 S | 4727 S Falkirk |
|---|---|---|---|---|
| Sale Price | $528,000 | $545,000 | $552,000 | $568,000 |
| Location | $0 | $0 | +$3,000 | -$5,000 |
| GLA (Sq Ft) | +$1,850 | -$2,150 | -$3,650 | -$4,900 |
| Bedrooms | $0 | $0 | $0 | -$5,000 |
| Bathrooms | +$5,000 | $0 | $0 | $0 |
| Lot Size | +$8,000 | +$4,000 | +$6,000 | +$3,000 |
| Year Built / Age | +$2,000 | -$1,500 | +$4,000 | -$3,000 |
| Condition / Updates | $0 | $0 | -$8,000 | -$5,000 |
| Garage / Parking | -$3,500 | $0 | -$3,500 | $0 |
| Net Adjustment | +$13,350 | +$350 | -$2,150 | -$19,900 |
| Adjusted Value | $541,350 | $545,350 | $549,850 | $548,100 |
Adjustment Methodology
GLA: $50/SF differential
Bedrooms: $5,000 per bedroom
Bathrooms: $5,000 per full bath
Lot Size: $200,000/acre differential
Year Built: $500 per year differential
Condition: Based on observed updates/deferred maintenance
Garage: $3,500 per bay; RV parking +$5,000
Location: Based on proximity to amenities, traffic, views
Adjusted Range
$541K – $550K
Adjusted Average
$546,163
Reconciled Value
$545,000
Comparable Sales Range
$188 – $193/SF
Based on 3 most recent comparable sales
Subject at Recommended Price
$193/SF
$549,000 ÷ 2,847 SF = $193/SF
SYRE Listing Intelligence Report™
Comprehensive inventory of active listings within 1 mile that compete for the same buyer pool. Understanding your competition is critical to pricing strategy.
Active Listings
20
Avg List Price
$556K
Avg $/SF
$194
Avg DOM
34
| Address | List Price | Beds | Baths | Sq Ft | $/SF | DOM | Status |
|---|---|---|---|---|---|---|---|
| 388 E 6240 S | $499,000 | 3 | 2 | 2,580 | $193 | 5 | New |
| 518 E 5300 S | $515,000 | 4 | 2 | 2,720 | $189 | 8 | New |
| 578 E 5300 S | $525,000 | 4 | 2.5 | 2,650 | $198 | 12 | Active |
| 20 W Washington Ave | $535,000 | 4 | 3 | 2,800 | $191 | 15 | Active |
| ★ Subject Property | $549,000 | 4 | 3 | 2,847 | $193 | — | Target |
| 47 W Fireclay Ave | $559,000 | 4 | 2.5 | 2,825 | $198 | 18 | Active |
| 121 W 5900 S | $545,000 | 4 | 2 | 2,890 | $189 | 22 | Active |
| 35 W Washington Ave | $555,000 | 4 | 3 | 2,920 | $190 | 25 | Active |
| 8 E Creek Dr | $539,000 | 3 | 2 | 2,680 | $201 | 28 | Price Drop |
| 388 E 6230 S | $575,000 | 4 | 3 | 2,810 | $205 | 35 | Price Drop |
SYRE Listing Intelligence Report™
| Address | List Price | Beds | Baths | Sq Ft | $/SF | DOM | Status |
|---|---|---|---|---|---|---|---|
| 778 E 4800 S | $589,000 | 5 | 3 | 2,935 | $201 | 38 | Price Drop |
| 200 E 4800 S | $565,000 | 4 | 3 | 2,780 | $203 | 42 | Stale |
| 645 E 5900 S | $585,000 | 4 | 3.5 | 2,950 | $198 | 45 | Stale |
| 244 E 4800 S | $559,000 | 4 | 2 | 2,860 | $195 | 48 | Stale |
| 5364 S Hillcrest Dr | $598,000 | 5 | 3 | 3,120 | $192 | 52 | Stale |
| 5329 S 580 E | $579,000 | 4 | 3 | 2,890 | $200 | 55 | Stale |
| 4933 S Atwood Blvd | $615,000 | 5 | 4 | 3,200 | $192 | 62 | Stale |
| 716 E 4800 S | $569,000 | 4 | 2.5 | 2,920 | $195 | 67 | Stale |
| 385 E 6270 S | $595,000 | 4 | 3 | 2,980 | $200 | 71 | Stale |
| 512 E Julep Dr | $625,000 | 5 | 3.5 | 3,150 | $198 | 85 | Stale |
| Average List Price | $556,400 |
| Median List Price | $559,000 |
| Price Range | $499K – $625K |
| Average $/SF | $196 |
| Average DOM | 38 days |
| Median DOM | 34 days |
| Price Reductions | 25% (5 of 20) |
| New This Week | 15% (3 of 20) |
| DOM Range | Count | % of Inventory | Avg Price | Assessment |
|---|---|---|---|---|
| 0-14 days (New) | 3 | 15% | $513K | Fresh competition |
| 15-30 days (Active) | 5 | 25% | $549K | Normal market time |
| 31-45 days (Extended) | 4 | 20% | $579K | Likely overpriced |
| 46+ days (Stale) | 8 | 40% | $594K | Significantly overpriced |
Competitive Positioning Insight
At $549,000, this property positions at the 25th percentile of active inventory — priced below 75% of competitors while offering comparable or superior features. The 40% of listings sitting 46+ days (avg price $594K) confirms significant buyer resistance above $575K. Proper pricing at $549K targets the sweet spot where buyer activity is highest and DOM is shortest.
SYRE Listing Intelligence Report™
Comparable Sales Range Midpoint
$549,000
Based on recent comparable sales data—discuss positioning with your agent
Below Market Data
$535K
Typically faster sales
May attract multiple offers
At Market Value Indication
$549K
Typical DOM: 25-35 days
Based on comparable sales
Above Market Data
$565K
Typically longer on market
May require adjustment
Your licensed real estate agent can help you determine the optimal list price based on your goals and timeline.
Market data note: Research shows properties with multiple price reductions typically sell for 5-8% less than those with initial pricing aligned to comparable sales data. Discuss pricing strategy and potential adjustment triggers with your listing agent before going to market.
SYRE Listing Intelligence Report™
Current Market Condition
Balanced
2.4 months of inventory
Average DOM for Properly Priced Homes
28 days
| Price Point | Avg DOM | % Sold at Ask | Assessment |
|---|---|---|---|
| Under $525K | 14 days | 95% | Hot — multiple offers common |
| $525K–$560K | 25-35 days | 85% | Optimal — strong buyer activity |
| $560K–$600K | 45 days | 70% | Slower — price sensitivity increases |
| Over $600K | 60+ days | 55% | Challenging — limited buyer pool |
Current timing (January) is traditionally slower, but Salt Lake City's market remains active year-round due to steady employment growth and in-migration. Key timing factors:
SYRE Listing Intelligence Report™
Neighborhood Profile
| Area | Millcreek |
| Median Home Value | $525,000 |
| Median Household Income | $78,500 |
| Owner Occupied | 72% |
| Median Age | 38 years |
Schools (Granite District)
| Elementary | Bonneville (7/10) |
| Middle | Evergreen Jr (6/10) |
| High School | Skyline (8/10) |
| Walk Score | 52 (Car-Dependent) |
| Transit Score | 35 |
Nearby Amenities
Commute Times
| Period | Millcreek | Salt Lake County | Utah |
|---|---|---|---|
| 1-Year Change | +4.2% | +3.8% | +3.5% |
| 3-Year Change | +18.5% | +16.2% | +15.8% |
| 5-Year Change | +52.3% | +48.7% | +45.2% |
SYRE Listing Intelligence Report™
Assessment of major systems and components. Estimated ages and replacement timelines help set buyer expectations.
| System | Age/Status | Condition | Est. Remaining Life |
|---|---|---|---|
| Roof | 2015 (~10 yrs) | Good | 10-15 years |
| HVAC | 2012 (~13 yrs) | Fair | 5-7 years |
| Water Heater | 2019 (~6 yrs) | Good | 6-10 years |
| Electrical Panel | 1978 (original) | Adequate | Functional, upgrade optional |
| Plumbing | Mixed (updated) | Good | 15+ years |
| Windows | 2010 (~15 yrs) | Good | 10-15 years |
| Kitchen | 2020 (updated) | Excellent | 15+ years |
| Bathrooms | 2020 (updated) | Excellent | 15+ years |
Overall Assessment: Move-In Ready
The property is in good overall condition with recently updated kitchen and bathrooms — the areas buyers focus on most.
The HVAC system is the only major component approaching end of life (13 years old, typical lifespan 15-20 years).
Consider offering a home warranty to address buyer concerns about the HVAC age.
Have more accurate information? Property condition estimates are based on public records and typical lifespans. If you have actual dates for renovations, system replacements, or inspections, we can update this report at no charge. Request a modification →
SYRE Listing Intelligence Report™
ADU Development Potential
Eligible
R-1-8 zoning permits accessory dwelling units
Current Property (As-Is)
| Market Rent (whole home) | $2,800-$3,100/mo |
| Annual Gross Income | $33,600-$37,200 |
| Gross Rent Multiplier | 16.4x |
| Cap Rate (est.) | 4.8% |
With ADU Addition
| Main House Rent | $2,800-$3,100/mo |
| ADU Rent (600-800 SF) | $1,200-$1,500/mo |
| Combined Annual | $48,000-$55,200 |
| Value Add Potential | +$80K-$120K |
| Option | Est. Cost | Monthly Rent | Annual ROI | Payback | Feasibility |
|---|---|---|---|---|---|
| Garage Conversion | $45,000 | $1,200 | 32% | 3.1 yrs | High |
| Basement ADU | $85,000 | $1,800 | 25% | 3.9 yrs | Medium |
| Detached ADU (New Build) | $150,000 | $2,200 | 18% | 5.7 yrs | Medium |
Notes: Garage Conversion assumes 2-car garage converted to studio (400-500 SF). Basement ADU assumes unfinished basement buildout with separate entrance. Detached ADU is new construction 600-800 SF. ROI based on rental income less operating costs.
Zoning & Regulations
Property Suitability
| Typical Permit Timeline | 4-6 months (Salt Lake County average) |
| Estimated Value Add | +$80K–$120K to property value |
| Build-to-Rent Timeline | 6-9 months total (permits + construction) |
| Buyer Appeal | High — Expands buyer pool to investors and house-hackers |
Buyer Appeal: ADU potential is a significant selling point for investors and buyers seeking income offset. The property's large lot and existing RV parking area make ADU development straightforward. Highlight this potential in marketing to expand buyer pool.
Have more accurate information? Rental estimates are based on market comparables. If you have actual rental history, existing ADU plans, or additional income details, we can refine this analysis at no charge. Request a modification →
SYRE Listing Intelligence Report™
Summary of safety and environmental factors from public databases. All clear or low-risk items support confident marketing.
Meth Contamination
ClearNot listed on Utah DEQ Clandestine Drug Lab Registry
Flood Zone
Zone XMinimal risk — flood insurance not required
Radon Zone
Zone 2Moderate potential — test recommended (~$150)
Environmental Hazards
ClearNo Superfund sites or industrial facilities nearby
| Seismic Zone | High (Wasatch Fault) | Elevated |
| Wildfire Risk | Low — urban location | Low |
| Landslide Risk | Low — level lot | Low |
| Air Quality | Occasional winter inversions | Moderate |
Federal law (42 U.S.C. 4852d) requires lead-based paint disclosure for homes built before 1978.
Seller Requirements:
Note: Even if no lead paint is known, the disclosure form is still required. Penalty for non-compliance: up to $19,507 per violation. EPA Lead Information
Additional Disclosure Note: Utah requires disclosure of known material facts. The seismic risk is area-wide (all of Salt Lake Valley) and does not uniquely affect this property. Radon testing is recommended but not required for sale.
SYRE Listing Intelligence Report™
A structured framework to evaluate your selling decision and timeline.
| Expected Sale Price | $549,000 |
| Less: Agent Commission (5.5%) | -$30,195 |
| Less: Closing Costs (est. 1.5%) | -$8,235 |
| Less: Title Insurance & Escrow | -$2,500 |
| Less: Seller Concessions (est. 1%) | -$5,490 |
| Estimated Net Proceeds | $502,580 |
Reasons to Sell Now
Reasons to Wait
SYRE Assessment
Current market conditions are favorable for selling. The property is well-positioned at $549,000 with strong comparable support. If your timeline is flexible, listing in early spring (March) could capture peak buyer activity, but current conditions are also solid. The key is pricing correctly from day one to avoid the stigma of price reductions.
SYRE Listing Intelligence Report™
Historical listing and sale data for this property from public records.
| Date | Event | Price | Notes |
|---|---|---|---|
| Jun 2018 | Sold | $385,000 | Full price offer, 24 DOM |
| May 2018 | Listed | $389,000 | — |
| Aug 2012 | Sold | $265,000 | Estate sale |
| Jun 2012 | Listed | $279,000 | Price reduced from $295K |
| Mar 1998 | Sold | $168,500 | — |
Since 2018 Purchase
+42.6%
$385K → $549K (recommended)
Annualized Return
+5.9%/yr
Compound annual growth rate
Context: The property has appreciated significantly since the 2018 purchase, outpacing the area average of 4.2% annual appreciation. The 2020 kitchen and bathroom updates (est. $40K-$50K investment) have contributed to this above-average appreciation and position the property well for current market conditions.
SYRE Listing Intelligence Report™
Evaluation of listing agent factors that may impact the transaction. This section helps sellers understand what to look for in agent selection.
| Factor | Why It Matters | What to Look For |
|---|---|---|
| Local Market Knowledge | Accurate pricing, buyer targeting | Recent sales in neighborhood, area expertise |
| Marketing Capabilities | Maximum exposure, quality presentation | Professional photography, staging guidance, online presence |
| Negotiation Skills | Maximize sale price, manage contingencies | List-to-sale ratio history, client testimonials |
| Communication | Timely updates, responsive to questions | Clear communication plan, availability |
| Transaction Management | Smooth closing, fewer surprises | Closing rate, timeline management |
About This Report
This SYRE Listing Intelligence Report was prepared to give you institutional-grade analysis for one of the most significant financial decisions you'll make. Whether you ordered this report directly or received it through a real estate professional's recommendation, you now have the same caliber of data-driven insights that institutional investors use to make confident decisions.
SYRE Listing Intelligence Report™
How this property's location compares to other Salt Lake Valley submarkets in appreciation and value trends.
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
| 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.
Millcreek Advantage: The subject property is located in a submarket that consistently outperforms the county average. Millcreek offers a balance of accessibility (10 min to downtown), quality schools, and more affordable entry points than neighboring Holladay and Cottonwood Heights while delivering comparable appreciation. This positions the property well for both owner-occupants seeking value and investors seeking growth.
SYRE Listing Intelligence Report™
Location risk analysis helps sellers understand how buyers evaluate the neighborhood. Low risk = broader buyer appeal.
LOCATION RISK SCORE
| Factor | Rating | Buyer Perception |
|---|---|---|
| School District Quality | ABOVE AVG | Strong appeal to families |
| Crime Statistics | LOW | Safe neighborhood perception |
| Employment Access | EXCELLENT | Appeals to professionals |
| Amenity Proximity | STRONG | Walkability/convenience value |
| Neighborhood Trajectory | STABLE | Low risk of depreciation |
| Natural Hazard Exposure | MODERATE | May concern some buyers |
MARKETING IMPLICATION
This location's low risk score supports broader buyer appeal. Emphasize Millcreek's established character, school access, and proximity to downtown/canyons. The seismic factor is regional (affects all SLC properties) and should not be a differentiator in marketing.
SYRE Listing Intelligence Report™
Structural risk impacts buyer objections and inspection negotiation leverage. Understanding risks helps anticipate and address buyer concerns proactively.
STRUCTURAL RISK SCORE
| Factor | Score | Buyer Objection Risk |
|---|---|---|
| Building Age (48 years) | 65 | MODERATE — Age-conscious buyers may hesitate |
| Reported Condition | 40 | LOW — Updates mitigate age concerns |
| Major System Risk | 70 | ELEVATED — HVAC age may trigger negotiation |
| Construction Quality | 50 | LOW — Standard construction, no red flags |
| Deferred Maintenance | 55 | MODERATE — Inspection may reveal items |
Consider Pre-Listing Inspection
A pre-listing inspection (~$400) identifies issues before buyers do, allowing you to address or price accordingly. This reduces negotiation surprises.
Prepare for HVAC Negotiation
Budget $3K-$8K potential credit request if buyers request HVAC concession. Alternatively, consider getting HVAC serviced with documentation.
SYRE Listing Intelligence Report™
Analysis of this property's appeal to investor buyers. Understanding investor perspective helps broaden your buyer pool.
RENTAL INCOME PROJECTION
INVESTMENT METRICS
Note: Negative cash flow at current rates limits pure investor interest
Investor Positives
Investor Concerns
MARKETING IMPLICATION
Pure cash-flow investors are not the primary target for this property. Focus marketing on owner-occupants and "house hacker" investors who plan to live in the property while renting ADU space. The ADU potential is the key investment angle for these buyers.
SYRE Listing Intelligence Report™
How this property might perform under different market conditions. Use these scenarios to set realistic expectations.
Assumptions
Outcome
Assumptions
Outcome
Assumptions
Outcome
Key Insight: The spread between best and worst case is ~$27K in net proceeds. Proper pricing from day one is the most effective way to achieve base case or better outcomes. Overpricing is the primary driver of stress scenarios.
SYRE Listing Intelligence Report™
Visual summary of risk factors affecting this property. Green indicates favorable conditions; yellow/red indicate areas requiring attention.
| Risk Category | Low | Moderate | Elevated | High |
|---|---|---|---|---|
| Market Conditions | ● | |||
| Location Quality | ● | |||
| Property Condition | ● | |||
| Pricing Position | ● | |||
| HVAC Age (13 yrs) | ● | |||
| Interest Rate Sensitivity | ● | |||
| Seismic Zone (Wasatch) | ● | |||
| Environmental Hazards | ● | |||
| Flood Risk | ● | |||
| Competition Level | ● |
Strengths (7 of 10)
Watch Items (3 of 10)
SYRE Listing Intelligence Report™
Potential issues that could impact sale price, timeline, or transaction success. Understanding these helps manage expectations and develop contingency plans.
At 13 years old, the HVAC system is approaching typical replacement age (15-20 years). Buyers may request credit or price reduction.
Medium
$5,000-$12,000
Pre-listing service, warranty
At current 7%+ rates, monthly payments are ~$400/mo higher than 2021-2022 levels, reducing qualified buyer pool.
Medium
Extended DOM
Competitive pricing, rate buydown offer
1978 construction may reveal issues not visible during showings. Original electrical panel, plumbing connections, or foundation concerns could surface.
Low-Medium
$2,000-$15,000
Pre-listing inspection
If buyer offers at or above list, appraisal must support price. Comparable sales support $535K-$550K range; pricing above risks appraisal shortfall.
Low
Deal disruption
Price within comp range
SYRE Listing Intelligence Report™
Comparable Sales Range
$535K–$555K
Based on recent comparable sales—discuss pricing with your agent
Above Comparables
$575,000
+9% above recent sales
Typically 45+ days DOM
At Comparable Sales Range
$549K–$559K
Aligned with market data
Typically 25-35 days DOM
Below Comparables
$535,000
Multiple offers common
Typically 7-14 days DOM
SYRE Listing Intelligence Report™
Current Market Conditions
Balanced Market
2.4 months absorption rate. Properties priced at market value sell within 30 days.
Risk Score
54/100 — Moderate
Market: 42 | Location: 38 | Structural: 58 | Financial: 62
| Price Point | Expected DOM | Showings/Week | Offer Probability |
|---|---|---|---|
| $575,000 (Current List) | 45-60+ days | 2-4 | Low |
| $549K–$559K (Recommended) | 25-35 days | 6-10 | High |
| $535,000 (Conservative) | 7-14 days | 10-15 | Very High |
SYRE Listing Intelligence Report™
Understanding who will buy this property helps you position and market effectively. This analysis identifies the most likely buyer profiles based on property characteristics and local market data.
Primary Buyer Profile (65%)
Growing Family (2nd or 3rd home)
Secondary Buyer Profile (25%)
Remote Work Professional
| Loan Type | Probability | Buyer Characteristics | Implications |
|---|---|---|---|
| Conventional 20%+ | 50% | Move-up buyer with equity | Strongest offers, fastest close |
| Conventional 10-20% | 25% | First-time buyer, good income | Solid offers, may need PMI |
| FHA/VA | 15% | First-time or veteran buyer | More conditions, appraisal sensitive |
| Cash | 10% | Investor or relocating buyer | Fastest close, may bid lower |
1
School District
Granite District access is key selling point
2
Outdoor Space
Large lot + RV parking differentiates
3
Move-In Ready
Updated kitchen/baths reduce objections
SYRE Listing Intelligence Report™
Strategic guidance on where to find and how to reach the most likely buyers for this property.
| Source Area | Probability | Buyer Type | Targeting Strategy |
|---|---|---|---|
| Salt Lake Valley | 55% | Move-up buyer, local renter | MLS, local agents, social media |
| Utah County | 20% | Commuter seeking shorter drive | Zillow, Realtor.com targeting |
| Out-of-State (CA, ID, CO) | 15% | Relocating professional | National portals, relocation agents |
| Local Investor | 10% | Rental/ADU investor | Investment groups, off-market lists |
High Priority Channels
Secondary Channels
Broker Preview
Public Open Houses
SYRE Listing Intelligence Report™
A comprehensive marketing strategy to maximize exposure and attract qualified buyers. These recommendations are based on current market data and proven promotional tactics.
Why Marketing Matters
73%
of buyers find homes online
89%
use video in purchase decisions
3x
more inquiries with pro video
41%
more clicks with virtual tours
Sources: NAR 2024 Home Buyers Report, Realtor.com, Redfin Research
Your listing should appear everywhere buyers are searching. Here's the reach of major platforms:
MLS & Major Portals
Social Media Platforms
Direct Outreach
500+
Websites
Maximum Digital Exposure
Through MLS syndication, your listing automatically appears on 500+ real estate websites including Trulia, Homesnap, Movoto, and hundreds of local and national portals. This ensures every online buyer sees your property.
SYRE Listing Intelligence Report™
Professional visual content is non-negotiable for maximum buyer engagement. Properties with high-quality media sell faster and for more money.
Common Visual Package Options
25-40
HDR Photos
Pro editing included
4K
Video Tour
2-3 min cinematic
3D
Virtual Tour
Matterport walkthrough
Drone
Aerial Footage
Property & surroundings
Twilight
Photo Session
Premium exterior
| Video Type | Length | Purpose | Best Platforms |
|---|---|---|---|
| Cinematic Property Video | 2-3 min | Emotional storytelling, lifestyle showcase | YouTube, MLS, Website |
| Social Media Reels | 15-60 sec | Quick engagement, shareability | Instagram, TikTok, YouTube Shorts |
| Agent Walkthrough | 5-10 min | Detailed information for serious buyers | YouTube, Email campaigns |
| Live Stream Tour | 15-30 min | Interactive Q&A, out-of-town buyers | Facebook Live, Instagram Live |
| Drone Neighborhood | 1-2 min | Location context, surroundings | All platforms |
Priority Shots (First 10)
| 1 | Front exterior (hero shot) | ★★★ |
| 2 | Kitchen wide angle | ★★★ |
| 3 | Living room | ★★★ |
| 4 | Primary bedroom | ★★★ |
| 5 | Backyard/patio | ★★★ |
| 6 | Primary bathroom | ★★ |
| 7 | Dining area | ★★ |
| 8 | RV parking area | ★★ |
| 9 | Garage interior | ★★ |
| 10 | Front yard/curb appeal | ★★ |
Supporting Shots (11-25+)
| Secondary bedrooms (each) |
| Hall bathroom |
| Kitchen details (appliances, counters) |
| Laundry room |
| Storage areas |
| HVAC/utility (for transparency) |
| Neighborhood/street view |
| Nearby amenities (if visible) |
| Twilight exterior |
| Drone aerials (2-4 angles) |
Photo Best Practices
SYRE Listing Intelligence Report™
A phased marketing approach ensures consistent exposure from pre-launch through sale. Each phase has specific tactics optimized for that stage of the listing.
Phase 1: Pre-Launch
7-14 days before listing goes live
Phase 2: Launch Week
Days 1-7 — Maximum initial exposure
Phase 3: Sustained Marketing
Weeks 2-4 — Maintain momentum
Phase 4: Strategic Adjustments
Week 5+ — If needed, refresh the approach
| Event | Timing | Target Audience | Key Tactics |
|---|---|---|---|
| Broker Preview | Thursday 11am-1pm (Week 1) | Top 50 local buyer agents | Catering, MLS sheets, comp data handouts |
| Public Open #1 | Saturday 12-3pm (Week 1) | General public, drive-by traffic | Signs at 4+ intersections, refreshments |
| Public Open #2 | Sunday 1-4pm (Week 1) | Sunday browsers, families | Feature sheet, neighborhood info packet |
| Twilight Open | Thursday 5-7pm (Week 2) | Working professionals | Wine & appetizers, exterior lighting showcase |
SYRE Listing Intelligence Report™
| Rank | Feature | Why It Matters | Talking Point |
|---|---|---|---|
| 1 | School District | Millcreek schools rated 7-8/10; key driver for families | "Walk to Skyline Elementary" |
| 2 | Lot Size + RV | 0.28 acres with RV parking — rare in price range | "Room for your toys" |
| 3 | Updated Interior | Kitchen/baths updated; move-in ready | "Updated and ready for you" |
| 4 | Single Story | Rambler appeals to families + downsizers | "Easy single-level living" |
| 5 | ADU Potential | R-1-8 zoning allows accessory dwelling | "Income potential with ADU" |
Suggested MLS public remarks (customize as needed):
"Spacious 4BD/3BA rambler on oversized 0.28-acre lot in sought-after Millcreek! Updated kitchen with modern appliances, refreshed bathrooms, and hardwood floors throughout. Ideal for families with walking distance to top-rated Skyline Elementary. Rare RV parking plus 2-car garage. Large fenced backyard with mature landscaping — perfect for entertaining. ADU potential per current zoning. Easy access to I-15, downtown SLC, and canyon recreation. Don't miss this one!"
For Families
For Outdoor Enthusiasts
Why this property stands out: Of 8 active listings in the $500K-$600K range in Millcreek, this is one of only 2 with RV parking and the only one with confirmed ADU potential. Larger lot size (0.28 vs. 0.24 avg) provides additional differentiation. Emphasize these unique features to justify pricing.
SYRE Listing Intelligence Report™
The following property attributes may be useful when preparing listing materials with your agent.
Sample Headline (50 chars max)
"Spacious Millcreek Rambler - RV Parking + ADU Ready"
47 characters — optimized for search visibility and buyer appeal
FAMILIES
"Walk to Skyline Elementary - 4BD Rambler"
OUTDOOR ENTHUSIASTS
"RV Parking + Big Lot Near Canyons"
INVESTORS
"ADU-Ready .28 Acre Lot - Income Potential"
Spacious 4BD/3BA rambler on oversized 0.28-acre lot in sought-after Millcreek! Updated kitchen with modern appliances, refreshed bathrooms, and hardwood floors throughout. Ideal for families with walking distance to top-rated Skyline Elementary. Rare RV parking plus 2-car garage. Large fenced backyard with mature landscaping — perfect for entertaining. ADU potential per current R-1-8 zoning. Easy access to I-15, downtown SLC, and canyon recreation. Don't miss this one!
Word count: ~85 words | Optimal range: 75-150 words
Dark = Primary keywords (include in headline/first sentence) | Gray = Secondary keywords
| # | Shot | Why It Converts |
|---|---|---|
| 1 | Front exterior (hero) | First impression — show curb appeal, lot size visible |
| 2 | Kitchen wide angle | Updated kitchens drive clicks; show appliances + counter space |
| 3 | Living room | Natural light, open feel, hardwood floors |
| 4 | Primary bedroom | Size matters for families |
| 5 | Backyard/patio | Outdoor living — key differentiator for this property |
| 6 | RV parking area | Unique feature — show clearly with RV-sized vehicle reference |
| 7-10 | Bathrooms, garage, additional rooms | Supporting shots to complete the picture |
SYRE Listing Intelligence Report™
Comparable Sales Midpoint
$549,900
Discuss pricing strategy with your agent
Search Filter Optimization
Property Features
Location/Lot Features
| ADU Potential | "R-1-8 zoning allows accessory dwelling unit — income potential or multigenerational living" |
| RV/Boat Parking | "Side yard access with space for 30'+ RV — rare find in Millcreek" |
| School District | "Walking distance to Skyline Elementary (GreatSchools 7/10)" |
Access: Supra lockbox on front door. Please remove shoes or use booties.
Availability: Daily 9am-7pm with 2-hour notice. Weekend open houses scheduled.
Special Notes: Sellers have pets — please ensure all doors closed. Alarm code provided upon confirmed showing.
Contact: [Agent Name] at [Phone] for showing requests.
Tip: Flexible showing availability correlates with faster sales. Consider allowing same-day showings when possible.
SYRE Listing Intelligence Report™
1. Lot Size (0.28 acres)
Larger than typical for the area. RV parking adds utility. ADU potential per current zoning.
2. School District
Millcreek location with access to highly-rated schools. Key driver for family buyers.
3. Layout & Space
4BD/3BA with 2,847 SF provides flexibility for families and home office needs.
4. Garage + RV Parking
2-car garage plus RV parking appeals to outdoor recreation buyers.
Property Age Factor
Built in 1978 (46 years old). Buyers will likely scrutinize: roof condition, HVAC system age, plumbing/electrical updates, and foundation. Consider pre-inspection or seller disclosure of recent updates to build buyer confidence.
SYRE Listing Intelligence Report™
Strategic guidance for negotiations based on market conditions, buyer expectations, and property characteristics.
Low End (Aggressive Buyer)
$525K
Counter or reject
Expected Range
$540K–$555K
Negotiate from here
High End (Motivated Buyer)
$560K+
Strong acceptance zone
Typical Concessions to Consider
Concessions to Avoid
SYRE Listing Intelligence Report™
Estimated costs at closing. Use this to set seller expectations for net proceeds. Actual costs vary based on final sale price and negotiated terms.
Estimated Net Proceeds
$481,000–$496,000
At Sale Price Range
$549K–$559K
Commission & Agent Fees
Title & Settlement
Prorated Items
Potential Concessions
| Sale Price | Total Costs (est.) | Net to Seller | Notes |
|---|---|---|---|
| $575,000 (Ask) | $38,000–$49,000 | $526K–$537K | Best case if no price reduction |
| $549,000 (Target) | $36,000–$47,000 | $502K–$513K | Likely scenario |
| $535,000 (Quick sale) | $35,000–$46,000 | $489K–$500K | Fast close, minimal concessions |
SYRE Listing Intelligence Report™
Typical timeline from listing to closing. Use this to set seller expectations and coordinate logistics.
Pre-List: Preparation (1-2 weeks)
Photography, staging consultation, disclosures, MLS prep
Week 1-2: Active Marketing
MLS live, showings begin, open houses, broker preview
Week 3-5: Offer & Negotiation
Receive offers, negotiate terms, accept and sign contract
Under Contract: Inspection (Days 1-10)
Buyer inspection, repair request, negotiate credits/repairs
Under Contract: Appraisal (Days 10-20)
Lender orders appraisal, appraiser visits, report issued
Under Contract: Clear to Close (Days 20-28)
Final underwriting, loan approval, closing docs prepared
Day 30: Closing
Sign documents, transfer title, receive funds
Total Timeline: 8-10 weeks from list to close (at recommended pricing). Overpriced listings can extend to 4-6 months with price reductions.
SYRE Listing Intelligence Report™
If the property doesn't receive offers, a strategic price reduction can reignite interest. This framework helps you advise the seller on when and how much to reduce.
| Activity Metric | Healthy Level | Concern Level | Action Trigger |
|---|---|---|---|
| Weekly Showings | 6-10+ | 3-5 | <3 |
| Online Views (Zillow/Realtor) | 500+/week | 200-500 | <200 |
| Save/Favorite Rate | 5%+ | 2-5% | <2% |
| Days Without Offer | 0-14 | 15-21 | 21+ |
Standard Reduction (5%)
Aggressive Reduction (10%)
Common talking points when discussing a price adjustment:
Warning: Properties with 3+ price reductions sell for 12% less on average than those priced correctly from the start. One strategic reduction is far better than multiple small cuts.
SYRE Listing Intelligence Report™
Analysis based on recent closed sales in the Millcreek area, adjusted for size, condition, and features. SYRE assessed value: $535,000–$550,000.
| Address | Close Price | SqFt | $/SqFt | DOM |
|---|---|---|---|---|
| 4892 S Wren Dr | $528,000 | 2,810 | $188 | 22 |
| 5012 S Marianna Dr | $545,000 | 2,890 | $189 | 28 |
| 4831 S Cottonwood Ln | $552,000 | 2,920 | $189 | 31 |
| Metric | Subject Property | Market Average | Position |
|---|---|---|---|
| List Price | $575,000 | $541,000 | +6% Above |
| Price/SqFt | $202 | $189 | +7% Above |
| Lot Size | 0.28 acres | 0.24 acres | +17% Larger |
Market Context
Current list price of $575,000 ($202/SF) is positioned 5-9% above recent comparable sales. Properties priced within the comparable sales range typically sell faster. Discuss pricing strategy with your listing agent.
SYRE Listing Intelligence Report™
If priced correctly, this property may receive multiple offers. This framework helps you navigate competing offers fairly while maximizing the seller's outcome.
| List Price | Probability | Expected # of Offers | Strategy |
|---|---|---|---|
| $575,000 (Current) | Low (15%) | 0-1 | Accept reasonable offers quickly |
| $549K–$559K | Moderate (40%) | 1-3 | Set deadline, review all offers |
| $535,000 | High (70%) | 3-6 | Call for highest and best |
Step 1: Set Deadline
Step 2: Review All Offers
| Factor | Weight | What to Look For |
|---|---|---|
| Net Price | 40% | Offer minus concessions = true value |
| Financing Strength | 25% | Cash > Conv 20%+ > Conv 10% > FHA/VA |
| Contingencies | 20% | Fewer = stronger (inspection, appraisal, sale) |
| Timeline | 15% | 30-day close ideal; flexibility valuable |
What to do: If an offer includes an escalation clause, you must have another bona fide offer to trigger it. Document the competing offer (can redact buyer info). The escalating offer becomes the price of the highest competing offer plus the escalation increment, up to their cap. Always verify the cap is realistic and the buyer is qualified at that level.
SYRE Listing Intelligence Report™
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.
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.
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.
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.
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.
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.
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.
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.
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: LIR-2026-01-4950
Generated: January 8, 2026
SYRE Listing Intelligence Report™
Social Media & Paid Advertising Guide
Platform-by-platform guidance for maximum social media impact and paid advertising ROI. Each channel reaches different buyer segments.
Social Media Playbook
Paid Advertising Budget Guide
*Budgets are recommendations; actual spend should match property price point and market competition
Direct Marketing Tactics
Email Marketing
Print & Physical
Creating Shareability & Virality
User-Generated Content
Local Partnerships
PR & Media
Marketing Success Checklist
BEFORE LISTING
LAUNCH WEEK