270 N 400 W · Provo, UT 84601

$715,000

8 bd · 4.0 ba · 2,660 sqft · MultiFamily public records · 5 Days on market

Built 1911 7,840 sqft lot

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

There are no remarks available.

Key facts

• Recent upgrades
• Prime location
• New fascia

Tags

• PRIME LOCATION
• EASY ACCESS TO AMENITIES
• CLOSE PROXIMITY TO BYU
• RECENT UPGRADES
• NEW ROOF
• NEW FASCIA

Property features AI

Finance

• Other: Lot is approximately 0.18 acres
• Financial info: Annual tax amount reported

Exterior

• Home design: 3-story building
• Construction: Built/standing construction
• Exterior features: West-facing lot

Interior

• Bedrooms: Total of 4 units (multi-family property)
• Interior features: Residential use; Built and currently standing

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $715k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $301/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $707k (1.1% below list).
• Recommended offer: $707k (1.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#15 in UT, #602 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A.
• Provo District (urban): math 38% / reading 46% proficiency, ranked #44 of 80 in UT (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timpanogos School (math 28% / reading 25%, grade F, #463 of 585 statewide, top 80%, 627 students, 61% FRL); Dixon Middle (math 31% / reading 39%, grade F, #95 of 138 statewide, top 69%, 936 students, 46% FRL); Provo High (math 18% / reading 47%, grade F, #109 of 171 statewide, top 64%, 1,988 students, 37% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).
• At $7,074/mo this rent would consume 126% of the median local household income ($67k/yr) (locally 1332% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $200k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 29y 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.
• Current owner paid $228k; list at $715k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $707,400 (1.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.82% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-18,837
• Equity at exit: $106,609

10-year hold

• IRR: 9.9%
• Equity multiple: 1.85×
• Total profit: $171,038
• Equity at exit: $61,820

Cash invested: $200,200 (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 84601

• Rents YoY: 5.8%
• Active inventory: 224
• Price-to-rent: 33.7×

Monthly cashflow live

• Estimated rent: $7,074 medium
• Mortgage (P&I): −$3,750
• Tax from tax record: −$338 /mo · $4,056/yr
• Insurance: −$298
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,486
• Net cashflow: $1,203

Break-even live

Break-even rent $5,551

Max offer price $715,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,608	-5% $1,405	+0% $1,203	+5% $1,001	+10% $798
Rent	-10% $644	-5% $924	+0% $1,203	+5% $1,482	+10% $1,762
Rate	-1.0pp $1,563	-0.5pp $1,385	base $1,203	+0.5pp $1,018	+1.0pp $829

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$7,076
Total (4 units)			$7,074

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 N 200 E Provo, UT	8.0	3.0	1926	$2,400	$1.25	24d	1	0.51mi

Listing history 4 events

1. 2026-06-21
   days on market $715,000 Active 5 DOM
2. 2026-06-18
   days on market $715,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $715,000 Active 1 DOM

ⓘ 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: $4,056 · $338/mo
• Projected year-2 tax: $4,719 · $393/mo
• Expected delta: +$663/yr (+$55/mo · 16.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,888
• − Mortgage interest: −$40,051
• − Property taxes: −$4,056
• − Insurance: −$3,575
• − Repairs & maintenance: −$6,791
• − Management: −$6,791
• − Depreciation: −$20,800
• Taxable income: $2,824
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $13,759/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: Provo District
• NCES district ID: 4900810
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $40,698
• Composite: 35.24/100
• National rank: #4980
• State rank: #44 of 80 in UT

Livability — Provo

• Score: 85/100
• State rank: #15
• US rank: #602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Provo, UT
• County: Utah County · 661,754 people
• City population: 112,727
• Metro: Provo-Orem, UT
• Population (ZIP): 32,330
• Household income: $67,207
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1332.0

Population outlook (Utah County) Hauer SSP2

• Today (2025): 693,420 people
• By 2030: 757,324 · +9.2%
• By 2040: 893,178 · +28.8%
• By 2050: 1,035,842 · +49.4%
• By 2075: 1,376,733 · +98.5%
• By 2100: 1,609,388 · +132.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 12% Asian 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 3% Italian 2% Scottish 2%
• Foreign-born: 19% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 27% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Utah

• 2024 margin: Solid R (+39.8) · D 28.5% · R 68.3% · Other 3.2%
• 2008→2024 swing: +19.1pp toward D · 2008: -58.9pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+41.0 2016: R+37.3 2012: R+78.5 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -254.42%
• Current HPI: 315.3963
• Rent YoY: ▲ 5.82%
• Metro: Provo-Orem, UT
• 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

+2482.1% since first listed

14 events — show timeline

• 2026-06-16 Listed $715,000 WFRMLS
• 2026-05-09 Listing Removed — WFRMLS
• 2026-04-01 Price Changed $735,000 WFRMLS
• 2025-12-07 Listed $765,000 WFRMLS
• 2001-10-11 Sold (MLS) — WFRMLS
• 2001-10-05 Sold (Public Records) $227,715 Public Records
• 2001-03-14 Listed $219,900 WFRMLS
• 2000-07-18 Sold (Public Records) $224,812 Public Records
• 2000-07-18 Sold (Public Records) — Public Records
• 2000-07-07 Sold (MLS) — WFRMLS
• 2000-03-15 Listed $189,900 WFRMLS
• 1997-11-05 Listing Removed — WFRMLS
• 1997-05-05 Listed $179,900 WFRMLS
• 1996-12-02 Sold (Public Records) $27,691 Public Records

Property tax history

+12.2%/yr

Latest (2025): $4,056 · +27.3% YoY. Source: county tax records.