251 E 300 S · Springville, UT 84663

$2,100,000

12 bd · 12.0 ba · 6,755 sqft · MultiFamily public records · 62 Days on market

Built 1914 0.60 ac lot

---

Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

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

• 1 studio apartment
• Core location
• 11 one bedroom units

Tags

• 11 ONE BEDROOM UNITS
• 1 STUDIO APARTMENT
• 12 LARGE ONSITE STORAGE UNITS
• CONSISTENT OCCUPANCY HISTORY
• HIGH RENTAL DEMAND
• CORE LOCATION

Property features AI

Finance

• Other:
• Financial info: 12 total units; Sample current rents for individual 1-bedroom units: $1,125; $1,075; $1,025; $1,100; $975; $1,150; $1,025; $825; $1,125; $1,085
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: 3-story building
• Construction: Building is built and standing
• Exterior features: 0.6-acre lot

Interior

• Kitchen:
• Bedrooms: Multiple 1-bedroom units (building contains 12 units; individual units listed below)
• Flooring:
• Bathrooms: Each listed unit has 1 bathroom
• Heating & cooling:
• Interior features: Residential use; Built and standing condition
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 12 × 1-bed/?-bath units multifamily listed at $2.10M.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative. Per door: $-26/mo.
• To cash-flow at today's rent, offer at most $2.04M (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.55M (26.2% below list).
• Recommended offer: $1.55M (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#12 in UT, #476 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Nebo District (suburban): math 38% / reading 40% proficiency, ranked #45 of 80 in UT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 199 active listings in the ZIP; solid renter incomes; 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).
• At $15,490/mo this rent would consume 206% of the median local household income ($90k/yr) (locally 617% 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 $15k of loan paydown is wiped out by about $63k 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($1.97M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,549,000 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-372,553
• Equity at exit: $313,117

10-year hold

• IRR: -11.8%
• Equity multiple: 0.32×
• Total profit: $-400,198
• Equity at exit: $181,570

Cash invested: $588,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84663

• Rents YoY: 2.3%
• Active inventory: 199
• Price-to-rent: 135.6×

Monthly cashflow live

• Estimated rent: $15,490 medium
• Mortgage (P&I): −$11,013
• Tax from tax record: −$661 /mo · $7,932/yr
• Insurance: −$875
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,253
• Net cashflow: $-312

Break-even live

Break-even rent $15,884

Max offer price $2,044,972

Occupancy floor 97%

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	—	$15,492
Total (12 units)			$15,490

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: $525,000
• Closing costs: $63,000
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $2,100,000 Active 62 DOM
2. 2026-06-17
   days on market $2,100,000 Active 61 DOM
3. 2026-06-16
   days on market $2,100,000 Active 60 DOM
4. 2026-06-15
   days on market $2,100,000 Active 59 DOM
5. 2026-06-14
   days on market $2,100,000 Active 57 DOM
6. 2026-06-10
   days on market $2,100,000 Active 54 DOM
7. 2026-06-09
   days on market $2,100,000 Active 53 DOM
8. 2026-06-08
   days on market $2,100,000 Active 52 DOM
9. 2026-06-07
   days on market $2,100,000 Active 51 DOM
10. 2026-06-03
    days on market $2,100,000 Active 47 DOM
11. 2026-06-02
    days on market $2,100,000 Active 46 DOM
12. 2026-06-01
    days on market $2,100,000 Active 45 DOM
13. 2026-05-31
    days on market $2,100,000 Active 44 DOM
14. 2026-05-31
    days on market $2,100,000 Active 43 DOM
15. 2026-04-17
    listed $2,100,000 Active
16. 2021-03-30
    soldstatus
17. 2020-09-03
    historical
18. 2020-08-10
    status Active
19. 2020-07-28
    status Under Contract
20. 2020-06-05
    price $1,250,000
21. 2020-05-26
    listed $1,275,000 Active
22. 2019-08-06
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2019-08-06
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2019-05-28
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2019-05-02
    listed $1,030,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

26. 2018-12-18
    historical
27. 2018-10-08
    listed $1,150,000 Active
28. 2014-02-27
    soldstatus
29. 1996-10-25
    soldstatus
30. 1996-04-29
    soldstatus
31. 1996-04-08
    listed $245,000

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

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $7,932 · $661/mo
• Projected year-2 tax: $13,860 · $1,155/mo
• Expected delta: +$5,928/yr (+$494/mo · 74.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $185,880
• − Mortgage interest: −$117,633
• − Property taxes: −$7,932
• − Insurance: −$10,500
• − Repairs & maintenance: −$14,870
• − Management: −$14,870
• − Depreciation: −$61,091
• Taxable loss: −$41,016
• Est. tax savings @ 24.0%: +$9,844
• After-tax cash flow: $6,106/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: Nebo District
• NCES district ID: 4900630
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $64,067
• Composite: 35.01/100
• National rank: #5047
• State rank: #45 of 80 in UT

Livability — Springville

• Score: 85/100
• State rank: #12
• US rank: #476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springville, UT
• County: Utah County · 661,754 people
• City population: 36,207
• Metro: Provo-Orem, UT
• Population (ZIP): 36,207
• Household income: $90,252
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 617.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Italian 3% Scottish 3%
• Foreign-born: 9% · Canada, Dominican Republic, China
• Languages at home: 80% English-only · Spanish 17% Chinese 1% Other Indo-European 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: ▼ -178.38%
• Current HPI: 294.3683
• Rent YoY: ▲ 2.26%
• 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

+757.1% since first listed

17 events — show timeline

• 2026-04-17 Listed $2,100,000 WFRMLS
• 2021-03-30 Sold (Public Records) — Public Records
• 2020-09-03 Listing Removed — WFRMLS
• 2020-08-10 Relisted — WFRMLS
• 2020-07-28 Pending — WFRMLS
• 2020-06-05 Price Changed $1,250,000 WFRMLS
• 2020-05-26 Listed $1,275,000 WFRMLS
• 2019-08-06 Sold (Public Records) — Public Records
• 2019-08-06 Sold (MLS) — WFRMLS
• 2019-05-28 Pending — WFRMLS
• 2019-05-02 Listed $1,030,000 WFRMLS
• 2018-12-18 Listing Removed — WFRMLS
• 2018-10-08 Listed $1,150,000 WFRMLS
• 2014-02-27 Sold (Public Records) — Public Records
• 1996-10-25 Sold (Public Records) — Public Records
• 1996-04-29 Sold (Public Records) — Public Records
• 1996-04-08 Listed $245,000 WFRMLS

Property tax history

+7.6%/yr

Latest (2025): $7,932 · +31.5% YoY. Source: county tax records.