6819 S Duchess St · West Jordan, UT 84081

$265,000

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records

Built 2003 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 +12.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

investor opportunity

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-32 ($-387/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (14.2% below list).
• Recommended offer: $227k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#34 in UT, #1,632 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+.
• Jordan District (suburban): math 38% / reading 43% proficiency, ranked #36 of 80 in UT (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Falcon Ridge School (math 30% / reading 32%, grade F, #427 of 585 statewide, top 74%, 654 students, 27% FRL); Copper Hills High (math 19% / reading 39%, grade F, #128 of 171 statewide, top 75%, 2,841 students, 16% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents flat; 405 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,498 (14.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.31×
• Total profit: $-51,566
• Equity at exit: $39,512

10-year hold

• IRR: -22.3%
• Equity multiple: 0.02×
• Total profit: $-72,945
• Equity at exit: $22,912

Cash invested: $74,200 (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 84081

• Home prices YoY: -32.2%
• Rents YoY: 0.0%
• Active inventory: 405
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$329 /mo · $3,953/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-32

Break-even live

Break-even rent $2,316

Max offer price $259,300

Occupancy floor 96%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6333 W Traveler Ln West Jordan, UT	2.0	2.0	1076	$1,850	$1.72	21d	1	0.25mi
6353 W Passenger Ln West Jordan, UT	3.0	2.5	1534	$2,650	$1.73	3d	1	0.31mi
7624 S Pastel Park Ln West Jordan, UT	2.0–3.0	2.5	1600	$2,599	$1.62	16d	12	1.08mi
7658 S Calendula Ln West Jordan, UT	3.0	2.5	1845	$2,650	$1.44	23d	1	1.37mi

Listing history 2 events

1. 2026-05-18
   historical
2. 2026-05-18
   listed $265,000

ⓘ 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: $3,953 · $329/mo
• Projected year-2 tax: $3,953 · $329/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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,300
• − Mortgage interest: −$14,844
• − Property taxes: −$3,953
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$7,709
• Taxable loss: −$4,899
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $789/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: Jordan District
• NCES district ID: 4900420
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $78,154
• Composite: 37.59/100
• National rank: #4384
• State rank: #36 of 80 in UT

Livability — West Jordan

• Score: 80/100
• State rank: #34
• US rank: #1632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Salt Lake County · 1,195,750 people
• City population: 123,084
• Metro: Salt Lake City, UT
• Population (ZIP): 52,314
• Household income: $119,970
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 437.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 14% Asian 2% Black 2% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 16% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -144.90%
• Current HPI: 305.4068
• Rent YoY: ▬ 0.03%
• 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

2 events — show timeline

• 2026-05-18 Listing Removed — WFRMLS
• 2026-05-18 Listed $265,000 WFRMLS

Property tax history

+6.1%/yr

Latest (2025): $3,953 · +1.1% YoY. Source: county tax records.