6389 820, Huntsville, UT 84317
6BD/—BA Residential in Huntsville, UT 84317. 4,608 sqft. Built 2018. Listed at $2,500,000. MLS #2166417.
6BD/—BA Residential in Huntsville, UT 84317. 4,608 sqft. Built 2018. Listed at $2,500,000. MLS #2166417.
Located within the gated Edgewater community, this exceptional Pineview retreat offers six bedrooms, each with its own en suite bathroom, creating a level of comfort and privacy rarely found in mountain properties. Situated in a unique cul-de-sac location, the home enjoys generous separation from neighboring residences, additional parking, and direct access from the covered decks to the community pickleball court. The expansive deck and outdoor gathering spaces showcase stunning views of Pineview Reservoir and the surrounding mountains, creating the perfect setting for morning coffee, summer evenings, and year-round entertaining. Already reinforced for a future hot tub, the deck is ready to become your own private lakeside-view spa retreat. Inside, more than 4,600 square feet of thoughtfully designed living space blends comfort, functionality, and the relaxed elegance that defines mountain living. A standout feature is the fully self-contained two-bedroom, three-bath apartment complete with a full kitchen, private laundry, and convenient access. Whether you're seeking supplemental income, multi-generational living, or private guest accommodations, the flexibility is unmatched. Rent both units, stay in one and rent the other, or live large and enjoy the entire home as your own private retreat. Rent rolls available upon request. Just minutes from Pineview Reservoir, Snowbasin Resort, and endless outdoor recreation, this property offers a rare combination of lake views, privacy, income potential, and resort-style amenities in one of Huntsville's most sought-after communities.
Property Type
Residential
Property Style
Single Family Residence
Architectural Style
Stories: 2
Stories
3
County
Weber
Zoning
Single-Family, Short Term Rental Allowed
Construction
Cedar,Stone,Cement Siding
Lot Size
0.07 sq ft
Above Grade Area
3,020 sq ft
Condition
Blt./Standing
MLS #
2166417
Property Type
Residential
Property Style
Single Family Residence
Architectural Style
Stories: 2
Stories
3
County
Weber
Zoning
Single-Family, Short Term Rental Allowed
Construction
Cedar,Stone,Cement Siding
Lot Size
0.07 sq ft
Above Grade Area
3,020 sq ft
Condition
Blt./Standing
MLS #
2166417
List Price
$2,500,000
HOA Fees
$275 / Monthly
Annual Taxes
$8,280
Home Warranty
No
List Price
$2,500,000
HOA Fees
$275 / Monthly
Annual Taxes
$8,280
Home Warranty
No
Heating
Forced Air,Gas: Central
Cooling
Central Air
Roof
Metal
Flooring
Carpet
Basement
Full
Materials
Cedar,Stone,Cement Siding
Appliances
Ceiling Fan,Dryer,Gas Grill/BBQ,Microwave,Refrigerator,Washer,Water Softener Owned
Water Source
Culinary
Sewer
Sewer: Connected
View
Lake,Mountain(s)
Heating
Forced Air,Gas: Central
Cooling
Central Air
Roof
Metal
Flooring
Carpet
Basement
Full
Materials
Cedar,Stone,Cement Siding
Appliances
Ceiling Fan,Dryer,Gas Grill/BBQ,Microwave,Refrigerator,Washer,Water Softener Owned
Water Source
Culinary
Sewer
Sewer: Connected
View
Lake,Mountain(s)
Covered Spaces
0
Total Parking
0
Covered Spaces
0
Total Parking
0
Why this is a deal
Classification
Standard
Deal Score
65/100
vs Similar Homes
7% below
vs Market Median
5% below
Area Growth (YoY)
0.6%
Deal Score Breakdown
65/100 · 1 qualifying signal
Priced 7% below the median of similar listings
Priced 5% below the per-subtype city median
0.6% year-over-year ZHVI growth in this area
LT net cashflow -$9,918/mo (-58.9% return on ownership cost) · STR net cashflow -$13,269/mo (-78.8% return). Uses the better of LT or STR against total monthly ownership cost (P&I, tax, insurance, HOA, maintenance).
No price reduction from original list
Ensemble scoring: the best single signal sets the floor, secondary qualifying signals (≥60) each add 5 points up to +20. A home that strongly wins on one dimension is already a great deal — it doesn't need to tick every box.
Why this classification
Monthly Rent
$7,874/mo
Range: $4,552 – $11,196
Net Monthly Cash Flow
−$9,919 /mo (−$119,025/yr)
Monthly rental income
Monthly ownership cost
Coverage
47%
Net /mo
−$9,918
DSCR
0.55
Est. Annual Revenue
$61,349/yr
$358/night · 41% occupancy · $123/bedroom · $0.38/sqft
Net Monthly Cash Flow
−$13,269 /mo (−$159,232/yr)
Monthly STR income
Monthly ownership cost
Coverage
30%
Net /mo
−$13,269
DSCR
0.29
Best Download
2 Gbps
Best Upload
1 Gbps
Fiber Available
Yes
Providers
11
Available Providers
$1,000,000
+150% vs median
105 days
37
$495,000 – $14,950,000
$8,280
$275/monthly
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