4213 S 3720 W · West Valley City, UT 84120

$330,000

5 bd · 3.5 ba · 2,059 sqft · SingleFamily public records

Built 1960 7,405 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).

• Cash flow +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• 7,405 sq ft lot
• 4 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (11.5% below list).
• Recommended offer: $292k (11.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime D-, amenities F, health & safety D-.
• Granite District (suburban): math 26% / reading 32% proficiency, ranked #69 of 80 in UT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Robert Frost School (math 42% / reading 32%, grade F, #355 of 585 statewide, top 63%, 355 students, 60% FRL); Valley Jr High (math 17% / reading 22%, grade F, #130 of 138 statewide, top 94%, 639 students, 66% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 63% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 149 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent runs 37% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $292,162 (11.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-49,575
• Equity at exit: $49,204

10-year hold

• IRR: -12.7%
• Equity multiple: 0.35×
• Total profit: $-60,379
• Equity at exit: $28,532

Cash invested: $92,400 (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 84120

• Rents YoY: -0.8%
• Active inventory: 149
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,922 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $197

Break-even live

Break-even rent $2,673

Max offer price $330,000

Occupancy floor 88%

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3550 W Franco Ct Unit 1 Taylorsville, UT	4.0	3.5	2800	$2,695	$0.96	10d	1	0.78mi
4438 W Losee Dr West Valley City, UT	4.0	2.0	2100	$3,000	$1.43	23d	1	0.92mi
4157 S 2785 W West Valley City, UT	4.0	2.0	1726	$2,400	$1.39	23d	1	1.09mi
4074 W 4865 S Salt Lake City, UT	4.0	2.0	1800	$600	$0.33	23d	1	1.13mi
4905 W 4100 S West Valley City, UT	5.0	2.0	1830	$2,800	$1.53	4d	1	1.49mi

Listing history 1 events

1. 2026-06-19
   listed $330,000 Under Contract

ⓘ 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: $2,921 · $243/mo
• Projected year-2 tax: $2,921 · $243/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,059
• − Mortgage interest: −$18,485
• − Property taxes: −$2,921
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − Depreciation: −$9,600
• Taxable loss: −$3,206
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $3,129/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: Granite District
• NCES district ID: 4900360
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $55,971
• Composite: 25.93/100
• National rank: #7336
• State rank: #69 of 80 in UT

Livability — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,799
• Household income: $94,306
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 551.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 40% Two or more races 11% Asian 6% Pacific Islander 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 24% · Canada, Vietnam, Jamaica
• Languages at home: 59% English-only · Spanish 29% Other Asian/Pacific 5% Vietnamese 3%

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: ▼ -364.74%
• Current HPI: 313.9459
• Rent YoY: ▼ -0.82%
• 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

+83.4% since first listed

14 events — show timeline

• 2026-06-18 Listing Removed — WFRMLS
• 2026-06-18 Listed $330,000 WFRMLS
• 2023-08-04 Sold (Public Records) — Public Records
• 2023-08-04 Sold (MLS) — WFRMLS
• 2023-06-26 Pending — WFRMLS
• 2023-06-26 Price Changed $445,000 WFRMLS
• 2023-06-16 Listed $409,900 WFRMLS
• 2019-05-07 Sold (Public Records) — Public Records
• 2019-05-07 Sold (MLS) — WFRMLS
• 2019-04-15 Contingent — WFRMLS
• 2019-04-11 Listed $269,900 WFRMLS
• 2016-01-15 Sold (Public Records) — Public Records
• 2016-01-14 Sold (MLS) — WFRMLS
• 2015-12-17 Listed $179,900 WFRMLS

Property tax history

+11.3%/yr

Latest (2025): $2,921 · +3.0% YoY. Source: county tax records.