732 E 100 S · Salt Lake City, UT 84102

$1,425,000

42 bd · 36.0 ba · 4,559 sqft · MultiFamily public records · 107 Days on market

Built 1901 6,969 sqft lot

---

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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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 MLS

There are no remarks available.

Key facts

• 6 unit apartment
• Updated bathrooms
• Downtown location

Tags

• 6 UNIT APARTMENT
• DOWNTOWN LOCATION
• VINTAGE 1900S CHARM
• UPDATED KITCHENS
• UPDATED BATHROOMS
• COIN OPERATED SHARED LAUNDRY

Property features AI

Finance

• Other: Property condition: Built/Standing
• Financial info: Multi-family zoning (RMF35); 6 total residential units with current rents reported for individual units

Exterior

• Parking: Uncovered open parking; 7 open parking spaces (total 7 spaces)
• Utilities: Natural gas connected; Electricity connected; Sewer connected (public); Culinary water connected
• Home design: 3-story building; Faces north; Used for residential/multi-family
• Construction: Built in 1974; Aluminum and brick construction; Asphalt and membrane roof
• Exterior features: Double pane windows; Open porch; Partially fenced yard; Automatic full sprinkler system

Interior

• Kitchen: Updated kitchen
• Bedrooms: Property includes multiple residential units (6 total)
• Flooring: Carpet; Tile
• Heating & cooling: Electric heating; Central gas heating; Radiant gas heating
• Interior features: Updated kitchen; Blinds on windows

What this means for you Summary

Snapshot

• This is a 6 × 7-bed/6.0-bath units multifamily listed at $1.43M.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive. Per door: $39/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.28M (10.5% below list).
• Recommended offer: $1.28M (10.5% 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: M. Lynn Bennion School (math 8% / reading 12%, grade F, #577 of 585 statewide, top 99%, 175 students, 100% FRL); Salt Lake Center For Science Education Bryant (math 14% / reading 29%, grade F, #125 of 138 statewide, top 91%, 407 students, 64% FRL); East High (math 17% / reading 36%, grade F, #136 of 171 statewide, top 79%, 1,886 students, 51% FRL).
• Zoned-school proficiency averages 19% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the Salt Lake District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 133 active listings in the ZIP; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• At $12,759/mo this rent would consume 293% of the median local household income ($52k/yr) (locally 2450% 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 $43k 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

• It's been on market 107 days — a 9% lower offer ($1.30M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago; this cycle's ask has dropped $75k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,275,900 (10.5% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 10% 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 1901 — 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. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.02% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-228,418
• Equity at exit: $212,472

10-year hold

• IRR: -9.8%
• Equity multiple: 0.43×
• Total profit: $-229,242
• Equity at exit: $123,208

Cash invested: $399,000 (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 84102

• Rents YoY: 2.0%
• Active inventory: 133
• Price-to-rent: 55.8×

Monthly cashflow live

• Estimated rent: $12,759 medium
• Mortgage (P&I): −$7,473
• Tax est. 1.5%: −$1,781 /mo · $21,375/yr
• Insurance: −$594
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,679
• Net cashflow: $232

Break-even live

Break-even rent $12,466

Max offer price $1,425,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
▸ 6× units	7	6	$12,762
Total (6 units)			$12,759

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: $356,250
• Closing costs: $42,750
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $1,425,000 Active 107 DOM
2. 2026-06-17
   days on market $1,425,000 Active 106 DOM
3. 2026-06-16
   days on market $1,425,000 Active 105 DOM
4. 2026-06-15
   days on market $1,425,000 Active 104 DOM
5. 2026-06-13
   days on market $1,425,000 Active 102 DOM
6. 2026-06-13
   days on market $1,425,000 Active 101 DOM
7. 2026-06-09
   days on market $1,425,000 Active 98 DOM
8. 2026-06-08
   days on market $1,425,000 Active 97 DOM
9. 2026-06-07
   days on market $1,425,000 Active 96 DOM
10. 2026-06-05
    days on market $1,425,000 Active 93 DOM
11. 2026-06-03
    days on market $1,425,000 Active 92 DOM
12. 2026-06-02
    days on market $1,425,000 Active 91 DOM
13. 2026-06-01
    days on market $1,425,000 Active 90 DOM
14. 2026-05-31
    days on market $1,425,000 Active 89 DOM
15. 2026-04-10
    price $1,425,000
16. 2026-03-02
    listed $1,500,000 Active
17. 2017-08-31
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2017-07-17
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2017-06-30
    listed $750,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2012-09-24
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2012-01-06
    listed $349,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2011-12-20
    historical
23. 2011-06-20
    listed $364,900
24. 2005-12-07
    soldstatus
25. 2005-12-02
    soldstatus
26. 2005-10-21
    listed $465,000
27. 2005-10-19
    soldstatus
28. 2005-08-26
    soldstatus
29. 2005-08-24
    soldstatus
30. 2005-07-06
    listed $297,000
31. 2005-07-03
    historical
32. 2005-01-03
    listed $319,900
33. 2004-12-19
    historical
34. 2004-06-19
    listed $319,900
35. 2002-02-19
    soldstatus
36. 2000-03-31
    historical
37. 1999-07-02
    listed $325,000
38. 1996-09-09
    soldstatus
39. 1995-08-28
    soldstatus

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $153,108
• − Mortgage interest: −$79,822
• − Property taxes: −$21,375
• − Insurance: −$7,125
• − Repairs & maintenance: −$12,249
• − Management: −$12,249
• − Depreciation: −$41,455
• Taxable loss: −$21,166
• Est. tax savings @ 24.0%: +$5,080
• After-tax cash flow: $7,861/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): 18,777
• Household income: $52,199
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 2450.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 9% Two or more races 8% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 5% Slovak 4% Lithuanian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 6% Chinese 3% Other Indo-European 2%

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: ▼ -316.89%
• Current HPI: 343.2303
• Rent YoY: ▲ 2.02%
• 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

+338.5% since first listed

25 events — show timeline

• 2026-04-10 Price Changed $1,425,000 WFRMLS
• 2026-03-02 Listed $1,500,000 WFRMLS
• 2017-08-31 Sold (MLS) — WFRMLS
• 2017-07-17 Pending — WFRMLS
• 2017-06-30 Listed $750,000 WFRMLS
• 2012-09-24 Sold (MLS) — WFRMLS
• 2012-01-06 Listed $349,900 WFRMLS
• 2011-12-20 Listing Removed — WFRMLS
• 2011-06-20 Listed $364,900 WFRMLS
• 2005-12-07 Sold (MLS) — WFRMLS
• 2005-12-02 Sold (Public Records) — Public Records
• 2005-10-21 Listed $465,000 WFRMLS
• 2005-10-19 Sold (Public Records) — Public Records
• 2005-08-26 Sold (Public Records) — Public Records
• 2005-08-24 Sold (MLS) — WFRMLS
• 2005-07-06 Listed $297,000 WFRMLS
• 2005-07-03 Listing Removed — WFRMLS
• 2005-01-03 Listed $319,900 WFRMLS
• 2004-12-19 Listing Removed — WFRMLS
• 2004-06-19 Listed $319,900 WFRMLS
• 2002-02-19 Sold (Public Records) — Public Records
• 2000-03-31 Listing Removed — WFRMLS
• 1999-07-02 Listed $325,000 WFRMLS
• 1996-09-09 Sold (Public Records) — Public Records
• 1995-08-28 Sold (Public Records) — Public Records

Property tax history

-44.9%/yr

Latest (2025): $6 · -98.8% YoY. Source: county tax records.