3027 Adams Ave Ave · Ogden, UT 84403

$1,400,000

120 bd · 100.0 ba · 4,680 sqft · MultiFamily · 274 Days on market

Built 1896 0.32 ac 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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

Located in the heart of Ogden, 3027 Adams Avenue is a fully leased 10-unit Victorian-style property generating $9,300/ month in gross rent. Priced at $1,595,000, the asset offers a 5.6% in-place cap rate and features a mix of 6 studios, 2 one-bedrooms, and 2 two-bedrooms. Situated on a 0.40-acre lot with off-street parking, the property is within walking distance of downtown, transit, and Weber State University. With stable income, room for rent growth, and utility bill-back potential, this is a turn-key investment with upside in a growing market.

Key facts

• Turn-key investment
• Off-street parking
• 0.32 acre lot

Tags

• VICTORIAN-STYLE PROPERTY
• OFF-STREET PARKING
• WALKING DISTANCE OF DOWNTOWN
• WALKING DISTANCE OF TRANSIT
• TURN-KEY INVESTMENT

Property features AI

Finance

• Other: Tax annual amount listed (see agent for details)
• Financial info: Property contains 10 total units; Unit mix and rents — six 1BR/1BA units at $795; two 2BR/1BA units at $950; two 2BR/1BA units at $1,100

Exterior

• Parking: Total of 12 parking spaces; 2 covered/garage spaces; 10 open/uncovered parking spaces
• Utilities: Natural gas connected; Electricity connected; Water (culinary) connected; Sewer connected
• Home design: Multi-family residential; 3-story building; Built/standing (constructed); Multi-family zoning
• Construction: Built in 2010; Brick construction; Asphalt pitched roof
• Exterior features: Double pane windows; Curb and gutter; Sidewalks; Mature trees; Flat terrain

Interior

• Kitchen: Range/oven included
• Bedrooms: Six 1-bedroom units; Four 2-bedroom units
• Flooring: Carpet; Linoleum
• Bathrooms: Ten 1-bath units
• Heating & cooling: Gas central heating
• Interior features: Free-standing range/oven; Blinds on full-size windows
• Laundry & utility: Utilities: Natural gas connected, electricity connected, water connected, sewer connected

What this means for you Summary

Snapshot

• This is a 10 × 12-bed/10.0-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $364/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.40M).
• Recommended offer: $1.23M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mount Ogden Junior High (math 33% / reading 38%, grade F, #94 of 138 statewide, top 68%, 858 students, 31% FRL); Ogden High (math 15% / reading 37%, grade F, #137 of 171 statewide, top 81%, 1,128 students, 35% FRL) — zoned schools average 33% FRL vs 75% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.9%/yr); 238 active listings in the ZIP; solid renter incomes; 1,630 units permitted in Weber County in 2024 (521 in 5+ unit buildings).
• At $16,854/mo this rent would consume 229% of the median local household income ($88k/yr) (locally 1076% 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 $10k of loan paydown is wiped out by about $42k of value loss. Plan a longer hold.
• Weber County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $195k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,232,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-12,920
• Equity at exit: $208,745

10-year hold

• IRR: 7.6%
• Equity multiple: 1.55×
• Total profit: $215,514
• Equity at exit: $121,046

Cash invested: $392,000 (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 84403

• Rents YoY: 1.9%
• Active inventory: 238
• Price-to-rent: 69.2×

Monthly cashflow live

• Estimated rent: $16,854 medium
• Mortgage (P&I): −$7,342
• Tax est. 1.5%: −$1,750 /mo · $21,000/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,539
• Net cashflow: $3,640

Break-even live

Break-even rent $12,247

Max offer price $1,400,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 10× units	12	10	$16,850
Total (10 units)			$16,854

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $1,400,000 Active 274 DOM
2. 2026-06-17
   days on market $1,400,000 Active 273 DOM
3. 2026-06-16
   days on market $1,400,000 Active 272 DOM
4. 2026-06-15
   days on market $1,400,000 Active 271 DOM
5. 2026-06-14
   days on market $1,400,000 Active 269 DOM
6. 2026-06-13
   days on market $1,400,000 Active 268 DOM
7. 2026-06-10
   days on market $1,400,000 Active 266 DOM
8. 2026-06-09
   days on market $1,400,000 Active 265 DOM
9. 2026-06-08
   days on market $1,400,000 Active 264 DOM
10. 2026-06-07
    days on market $1,400,000 Active 263 DOM
11. 2026-06-05
    days on market $1,400,000 Active 260 DOM
12. 2026-06-03
    days on market $1,400,000 Active 259 DOM
13. 2026-06-02
    days on market $1,400,000 Active 258 DOM
14. 2026-06-01
    days on market $1,400,000 Active 257 DOM
15. 2026-05-31
    days on market $1,400,000 Active 256 DOM
16. 2026-05-31
    days on market $1,400,000 Active 255 DOM
17. 2026-03-26
    price $1,400,000
18. 2025-09-17
    listed $1,595,000 Active
19. 2025-03-24
    historical $795
20. 2025-02-21
    listed $795
21. 2021-10-25
    historical
22. 2021-09-02
    listed $1,475,000 Active
23. 2016-10-28
    historical
24. 2016-05-08
    status Active
25. 2016-05-06
    historical
26. 2016-05-04
    listed $395,000 Active
27. 2015-03-31
    historical
28. 2014-10-10
    listed $399,900
29. 2008-08-26
    soldstatus
30. 2008-03-29
    listed $235,000
31. 2008-01-16
    historical
32. 2007-07-16
    listed $295,000
33. 2007-04-02
    soldstatus
34. 2007-03-01
    listed $225,000

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $202,248
• − Mortgage interest: −$78,422
• − Property taxes: −$21,000
• − Insurance: −$7,000
• − Repairs & maintenance: −$16,180
• − Management: −$16,180
• − Depreciation: −$40,727
• Taxable income: $22,739
• Est. tax owed @ 24.0%: −$5,457
• After-tax cash flow: $38,217/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: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 37,721
• Household income: $88,236
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1076.0

Population outlook (Weber County) Hauer SSP2

• Today (2025): 274,329 people
• By 2030: 288,577 · +5.2%
• By 2040: 314,848 · +14.8%
• By 2050: 338,710 · +23.5%
• By 2075: 384,412 · +40.1%
• By 2100: 409,305 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 10% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 83% English-only · Spanish 13% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Weber

• 2024 margin: Strong R (+23.5) · D 36.8% · R 60.3% · Other 2.9%
• 2008→2024 swing: +4.1pp toward D · 2008: -27.6pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+22.7 2016: R+20.0 2012: R+46.0 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -295.85%
• Current HPI: 308.019
• Rent YoY: ▲ 1.92%
• Metro: Ogden-Clearfield, 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

+522.2% since first listed

18 events — show timeline

• 2026-03-26 Price Changed $1,400,000 WFRMLS
• 2025-09-17 Listed $1,595,000 WFRMLS
• 2025-03-24 Rental Removed $795 RENT.
• 2025-02-21 Listed for Rent $795 RENT.
• 2021-10-25 Listing Removed — WFRMLS
• 2021-09-02 Listed $1,475,000 WFRMLS
• 2016-10-28 Listing Removed — WFRMLS
• 2016-05-08 Relisted — WFRMLS
• 2016-05-06 Listing Removed — WFRMLS
• 2016-05-04 Listed $395,000 WFRMLS
• 2015-03-31 Listing Removed — WFRMLS
• 2014-10-10 Listed $399,900 WFRMLS
• 2008-08-26 Sold (MLS) — WFRMLS
• 2008-03-29 Listed $235,000 WFRMLS
• 2008-01-16 Listing Removed — WFRMLS
• 2007-07-16 Listed $295,000 WFRMLS
• 2007-04-02 Sold (MLS) — WFRMLS
• 2007-03-01 Listed $225,000 WFRMLS