1314 E Crandall Ave · Salt Lake City, UT 84106

$789,000

6 bd · 5.0 ba · 3,015 sqft · MultiFamily public records · 9 Days on market

Built 1983 6,969 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.4/5.0
• 1% rule +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Well-maintained brick duplex in Highland Park. Each Unit: 3 bedrooms, 2.25 baths (1 full 1 three-quarter, 1 half), vaulted ceilings central A/C, washer/dryer hookups, carport parking, and private storage sheds. Recent updates include new vinyl fencing and stamped concrete curbing. Strong rental history with immediate income in a desirable location, minutes to Sugar House Park, downtown, Cottonwood Canyons, and Park City Resorts.

Key facts

• New vinyl fencing
• Brick duplex
• Central a/c

Tags

• BRICK DUPLEX
• VAULTED CEILINGS
• CENTRAL A/C
• PRIVATE STORAGE SHEDS
• NEW VINYL FENCING
• STAMPED CONCRETE CURBING

Property features AI

Finance

• Other: Zoning: 1205
• Financial info: Multifamily property with 2 total units; Unit 1 actual rent: $1,650; Unit 2 actual rent: $1,775
• HOA & community: Subdivision: HIGHLAND PARK

Exterior

• Parking: Carport (2 covered spaces); Total 2 parking spaces
• Security: Accessible doors and hallways
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Single-story design; Faces north; Residential use
• Construction: Built in 2004; Brick construction; Asphalt roof; Property is built and standing
• Exterior features: Skylights; Fully fenced yard; Secluded yard; Sidewalks; Mature trees

Interior

• Kitchen: Built-in dishwasher; Countertop range; Garbage disposal
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Unit 1: 3 bathrooms; Unit 2: 3 bathrooms
• Heating & cooling: Gas central heating
• Interior features: Primary bathroom; Separate tub and shower; Disposal; Countertop range; Vaulted ceilings; Built-in dishwasher; Blinds on windows
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $789k.

Deal economics

• At list price, monthly cash flow is $-663 ($-8k/yr) — negative. Per door: $-331/mo.
• To cash-flow at today's rent, offer at most $672k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $519k (34.2% below list).
• Recommended offer: $519k (34.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#64 in UT, #3,994 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: cost of living D+, crime F.
• Salt Lake District (urban): math 30% / reading 37% proficiency, ranked #65 of 80 in UT (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland Park School (math 47% / reading 50%, grade D, #193 of 585 statewide, top 33%, 493 students, 17% FRL); Hillside Middle (math 44% / reading 46%, grade D, #43 of 138 statewide, top 33%, 555 students, 29% FRL); Highland High (math 21% / reading 54%, grade F, #76 of 171 statewide, top 45%, 1,980 students, 30% FRL) — zoned schools average 25% FRL vs 57% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.5%/yr); 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• At $5,190/mo this rent would consume 61% of the median local household income ($102k/yr) (locally 1046% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $84k of equity ($5k loan paydown + $79k appreciation (10.0% local appreciation)).
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$136k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 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.

Recommended offer $519,000 (34.2% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.66% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.68×
• Total profit: $371,942
• Equity at exit: $710,794

10-year hold

• IRR: 18.5%
• Equity multiple: 5.98×
• Total profit: $1,100,582
• Equity at exit: $1,532,853

Cash invested: $220,920 (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 84106

• Home prices YoY: 2.5%
• Rents YoY: -0.5%
• Active inventory: 195
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $5,190 high
• Mortgage (P&I): −$4,138
• Tax from tax record: −$297 /mo · $3,558/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,090
• Net cashflow: $-663

Break-even live

Break-even rent $6,029

Max offer price $671,916

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-439	+0% $-663	+5% $-886	+10% $-1,109
Rent	-10% $-1,073	-5% $-868	+0% $-663	+5% $-458	+10% $-253
Rate	-1.0pp $-265	-0.5pp $-462	base $-663	+0.5pp $-867	+1.0pp $-1,075

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$5,190
Total (2 units)			$5,190

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: $197,250
• Closing costs: $23,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 E Jepson Ave Salt Lake City, UT	5.0	2.0	2864	$2,795	$0.98	18d	1	1.02mi

Listing history 42 events

1. 2026-05-07
   status Under Contract
2. 2026-04-29
   listed $789,000 Active
3. 2025-11-26
   historical
4. 2025-10-16
   listed $805,000 Active
5. 2025-10-16
   historical
6. 2025-10-06
   status Active
7. 2025-10-01
   status Under Contract
8. 2025-09-27
   price $810,000
9. 2025-08-24
   status Active
10. 2025-08-19
    status Under Contract
11. 2025-08-16
    listed $835,000 Active
12. 2016-12-16
    soldstatus Sold
13. 2016-12-16
    soldstatus
14. 2016-09-26
    status Under Contract
15. 2016-09-13
    listed $430,000 Active
16. 2015-11-15
    historical
17. 2015-06-24
    price $410,000
18. 2015-05-15
    listed $440,000 Active
19. 2008-05-02
    soldstatus
20. 2008-05-01
    soldstatus
21. 2008-02-12
    listed $353,000
22. 2007-12-25
    historical
23. 2007-06-25
    listed $375,000
24. 2007-02-06
    soldstatus
25. 2007-02-06
    soldstatus
26. 2006-11-20
    historical
27. 2006-11-20
    listed $334,900
28. 2006-06-13
    listed $339,000
29. 2006-06-12
    historical
30. 2006-04-14
    listed $344,900
31. 2005-07-01
    soldstatus
32. 2005-06-29
    soldstatus
33. 2005-05-02
    historical
34. 2005-05-02
    listed $299,900
35. 2005-04-15
    listed $299,900
36. 2001-01-03
    soldstatus
37. 2001-01-02
    soldstatus
38. 2000-08-16
    listed $238,900
39. 2000-07-18
    historical
40. 2000-01-18
    listed $239,900
41. 1996-12-31
    soldstatus
42. 1996-06-27
    listed $225,000

ⓘ 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: $3,558 · $297/mo
• Projected year-2 tax: $5,207 · $434/mo
• Expected delta: +$1,649/yr (+$137/mo · 46.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,280
• − Mortgage interest: −$44,196
• − Property taxes: −$3,558
• − Insurance: −$3,945
• − Repairs & maintenance: −$4,982
• − Management: −$4,982
• − Depreciation: −$22,953
• Taxable loss: −$22,337
• Est. tax savings @ 24.0%: +$5,361
• After-tax cash flow: $-2,593/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: Salt Lake District
• NCES district ID: 4900870
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $47,550
• Composite: 28.85/100
• National rank: #6645
• State rank: #65 of 80 in UT

Livability — Salt Lake City

• Score: 75/100
• State rank: #64
• US rank: #3994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salt Lake City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 172,615
• Metro: Salt Lake City, UT
• Population (ZIP): 35,213
• Household income: $101,551
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1046.0

Population outlook (Salt Lake County) Hauer SSP2

• Today (2025): 1,305,860 people
• By 2030: 1,402,611 · +7.4%
• By 2040: 1,594,533 · +22.1%
• By 2050: 1,787,244 · +36.9%
• By 2075: 2,224,138 · +70.3%
• By 2100: 2,551,390 · +95.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Chinese 2% Other Indo-European 1%

Political lean MEDSL · Salt Lake

• 2024 margin: D (+10.2) · D 53.7% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.1pp toward D · 2008: 0.1pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.0 2016: D+10.2 2012: R+19.3 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.25%
• Current HPI: 1604.17
• Rent YoY: ▼ -0.45%
• Metro: Salt Lake City, 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

+250.7% since first listed

42 events — show timeline

• 2026-05-07 Pending — WFRMLS
• 2026-04-29 Listed $789,000 WFRMLS
• 2025-11-26 Listing Removed — WFRMLS
• 2025-10-16 Listed $805,000 WFRMLS
• 2025-10-16 Listing Removed — WFRMLS
• 2025-10-06 Relisted — WFRMLS
• 2025-10-01 Pending — WFRMLS
• 2025-09-27 Price Changed $810,000 WFRMLS
• 2025-08-24 Relisted — WFRMLS
• 2025-08-19 Pending — WFRMLS
• 2025-08-16 Listed $835,000 WFRMLS
• 2016-12-16 Sold (Public Records) — Public Records
• 2016-12-16 Sold (MLS) — WFRMLS
• 2016-09-26 Pending — WFRMLS
• 2016-09-13 Listed $430,000 WFRMLS
• 2015-11-15 Listing Removed — WFRMLS
• 2015-06-24 Price Changed $410,000 WFRMLS
• 2015-05-15 Listed $440,000 WFRMLS
• 2008-05-02 Sold (MLS) — WFRMLS
• 2008-05-01 Sold (Public Records) — Public Records
• 2008-02-12 Listed $353,000 WFRMLS
• 2007-12-25 Listing Removed — WFRMLS
• 2007-06-25 Listed $375,000 WFRMLS
• 2007-02-06 Sold (Public Records) — Public Records
• 2007-02-06 Sold (MLS) — WFRMLS
• 2006-11-20 Listing Removed — WFRMLS
• 2006-11-20 Listed $334,900 WFRMLS
• 2006-06-13 Listed $339,000 WFRMLS
• 2006-06-12 Listing Removed — WFRMLS
• 2006-04-14 Listed $344,900 WFRMLS
• 2005-07-01 Sold (MLS) — WFRMLS
• 2005-06-29 Sold (Public Records) — Public Records
• 2005-05-02 Listing Removed — WFRMLS
• 2005-05-02 Listed $299,900 WFRMLS
• 2005-04-15 Listed $299,900 WFRMLS
• 2001-01-03 Sold (MLS) — WFRMLS
• 2001-01-02 Sold (Public Records) — Public Records
• 2000-08-16 Listed $238,900 WFRMLS
• 2000-07-18 Listing Removed — WFRMLS
• 2000-01-18 Listed $239,900 WFRMLS
• 1996-12-31 Sold (Public Records) — Public Records
• 1996-06-27 Listed $225,000 WFRMLS

Property tax history

+3.3%/yr

Latest (2025): $3,558 · +0.5% YoY. Source: county tax records.