2436 S Madison Ave E · Ogden, UT 84401

$690,000

24 bd · 16.0 ba · 3,618 sqft · MultiFamily · 31 Days on market

Built 1912 6,969 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

This is your chance to own a piece of Ogden History in this unique 4 plex. Walking distance to down town Ogden. Do Not Disturb Tenants Make offer subject to inspection

Key facts

• 6,969 sq ft lot
• 4 parking spots
• Built 1912

Property features AI

Finance

• Other: Lot size approximately 0.16 acres
• Financial info: Multifamily property with 4 total units; Unit rents listed: $550, $995, $795, $895
• HOA & community: No HOA details provided

Exterior

• Parking: Uncovered open parking; 4 total parking spaces (4 open spaces)
• Security: No security details provided
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water connected
• Home design: Up-and-down (multi-level) style; Residential use; Property faces west; Brick construction
• Construction: Brick construction materials; Asphalt roof; Building is built/standing
• Exterior features: Open porch; Porch lighting; Partial fencing; Curb and gutter; Paved road and sidewalks; Manual full sprinkler system; Mountain view; Flat terrain; Full landscaping with mature trees

Interior

• Kitchen: Range/oven included
• Bedrooms: One 1-bed unit; Two 2-bed units; One 1-bed unit (total units: 4)
• Flooring: Carpet; Laminate
• Bathrooms: Each unit has 1 bathroom (4 total)
• Heating & cooling: Gas central heating
• Interior features: Free standing range/oven; Entry foyer; Interior lighting
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $690k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $429/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $690k).
• Recommended offer: $669k (3.0% 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: James Madison School (math 8% / reading 17%, grade F, #570 of 585 statewide, top 98%, 321 students, 99% FRL); Mound Fort Junior High (math 26% / reading 27%, grade F, #116 of 138 statewide, top 85%, 627 students, 98% FRL); Ogden High (math 15% / reading 37%, grade F, #137 of 171 statewide, top 81%, 1,128 students, 35% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 464 active listings in the ZIP; solid renter incomes; 1,630 units permitted in Weber County in 2024 (521 in 5+ unit buildings).
• At $8,206/mo this rent would consume 122% of the median local household income ($81k/yr) (locally 1027% 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.
• 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 31 days — a 3% lower offer ($669k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $669,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.43% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-7,181
• Equity at exit: $102,881

10-year hold

• IRR: 8.1%
• Equity multiple: 1.60×
• Total profit: $115,859
• Equity at exit: $59,659

Cash invested: $193,200 (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 84401

• Rents YoY: 2.4%
• Active inventory: 464
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $8,206 medium
• Mortgage (P&I): −$3,618
• Tax est. 1.5%: −$862 /mo · $10,350/yr
• Insurance: −$288
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,723
• Net cashflow: $1,714

Break-even live

Break-even rent $6,036

Max offer price $690,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,191	-5% $1,953	+0% $1,714	+5% $1,476	+10% $1,237
Rent	-10% $1,066	-5% $1,390	+0% $1,714	+5% $2,038	+10% $2,363
Rate	-1.0pp $2,062	-0.5pp $1,890	base $1,714	+0.5pp $1,536	+1.0pp $1,354

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$8,208
Total (4 units)			$8,206

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: $172,500
• Closing costs: $20,700
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $690,000 Active 31 DOM
2. 2026-06-18
   days on market $690,000 Active 28 DOM
3. 2026-06-17
   days on market $690,000 Active 27 DOM
4. 2026-06-16
   days on market $690,000 Active 26 DOM
5. 2026-06-15
   days on market $690,000 Active 25 DOM
6. 2026-06-14
   days on market $690,000 Active 23 DOM
7. 2026-06-13
   days on market $690,000 Active 22 DOM
8. 2026-06-10
   days on market $690,000 Active 20 DOM
9. 2026-06-09
   days on market $690,000 Active 19 DOM
10. 2026-06-08
    days on market $690,000 Active 18 DOM
11. 2026-06-07
    days on market $690,000 Active 17 DOM
12. 2026-06-05
    days on market $690,000 Active 14 DOM
13. 2026-06-03
    days on market $690,000 Active 13 DOM
14. 2026-06-02
    days on market $690,000 Active 12 DOM
15. 2026-06-01
    days on market $690,000 Active 11 DOM
16. 2026-05-31
    days on market $690,000 Active 10 DOM
17. 2026-05-31
    days on market $690,000 Active 9 DOM
18. 2026-05-21
    listed $690,000 Active
19. 2019-05-15
    historical
20. 2019-03-26
    listed $389,900 Active
21. 2018-04-12
    historical
22. 2018-04-08
    listed $299,900 Active
23. 2016-03-12
    status Under Contract
24. 2016-02-18
    soldstatus Sold
25. 2016-02-12
    historical
26. 2015-11-20
    listed $225,000 Active
27. 2004-08-25
    soldstatus
28. 2004-07-01
    listed $153,000
29. 2004-02-06
    historical
30. 2003-08-06
    listed $199,900
31. 2001-05-31
    soldstatus
32. 2001-01-23
    listed $180,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 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: $98,472
• − Mortgage interest: −$38,651
• − Property taxes: −$10,350
• − Insurance: −$3,450
• − Repairs & maintenance: −$7,878
• − Management: −$7,878
• − Depreciation: −$20,073
• Taxable income: $10,193
• Est. tax owed @ 24.0%: −$2,446
• After-tax cash flow: $18,125/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): 48,303
• Household income: $80,758
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1027.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 4% Portuguese 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -265.29%
• Current HPI: 302.8024
• Rent YoY: ▲ 2.43%
• 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

+283.3% since first listed

15 events — show timeline

• 2026-05-21 Listed $690,000 WFRMLS
• 2019-05-15 Listing Removed — WFRMLS
• 2019-03-26 Listed $389,900 WFRMLS
• 2018-04-12 Listing Removed — WFRMLS
• 2018-04-08 Listed $299,900 WFRMLS
• 2016-03-12 Pending — WFRMLS
• 2016-02-18 Sold (MLS) — WFRMLS
• 2016-02-12 Listing Removed — WFRMLS
• 2015-11-20 Listed $225,000 WFRMLS
• 2004-08-25 Sold (MLS) — WFRMLS
• 2004-07-01 Listed $153,000 WFRMLS
• 2004-02-06 Listing Removed — WFRMLS
• 2003-08-06 Listed $199,900 WFRMLS
• 2001-05-31 Sold (MLS) — WFRMLS
• 2001-01-23 Listed $180,000 WFRMLS