828 E 100 S · Salt Lake City, UT 84102

$1,295,000

48 bd · 36.0 ba · 4,174 sqft · MultiFamily public records · 138 Days on market

Built 1911 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• 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

This prime investment opportunity features six units, four of which have been recently updated with brand-new appliances and cosmetic upgrades, creating a modern and attractive living experience for tenants. Located just minutes from the University of Utah, the property benefits from consistently high rental demand due to its proximity to campus, public transportation, dining, shopping, and downtown Salt Lake City. Additional highlights include on-site parking and well-maintained shared spaces, appealing to both students and working professionals. With a mix of updated units and value-add potential, this 6-plex offers steady income today with upside for long-term growth. Square footage figu

Key facts

• Proximity to campus
• On-site parking
• Brand-new appliances

Tags

• BRAND-NEW APPLIANCES
• ON-SITE PARKING
• WELL-MAINTAINED SHARED SPACES
• PROXIMITY TO CAMPUS
• PUBLIC TRANSPORTATION
• DINING

Property features AI

Finance

• Other: Agent owned
• Financial info: Six-unit property; Reported actual rents by unit type: two-bedroom units shown with rents of $1,400 and $1,450; one-bedroom units shown with rents of $1,280, $1,280, $1,250; one unit shows $125,000 (likely an outlier or data error)
• HOA & community: No HOA information provided

Exterior

• Parking: Uncovered/open parking
• Security: No security features provided
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected (culinary)
• Home design: 3-story multi-family building; Agent-owned, currently used as residential; Built/standing condition
• Construction: Brick exterior; Asphalt roof; Built/standing construction status
• Exterior features: Asphalt roof; Brick construction; Lot is approximately 0.16 acres; Zoned Multi-Family (RMF30)

Interior

• Kitchen: Disposal; Free-standing range/oven; Built-in dishwasher
• Bedrooms: Six units total: three 1-bedroom units and three 2-bedroom units (unit mix shown below); Unit breakdown: three 2-bedroom units and three 1-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Disposal; Free-standing range/oven; Built-in dishwasher
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/6.0-bath units multifamily listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $280/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 $1.22M (5.7% below list).
• Recommended offer: $1.14M (12.0% below list) — sets the bar for market timing.

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: Wasatch School (math 53% / reading 56%, grade C, #106 of 585 statewide, top 19%, 337 students, 31% FRL); Salt Lake Center For Science Education Bryant (math 14% / reading 29%, grade F, #125 of 138 statewide, top 91%, 407 students, 64% FRL); West High (math 33% / reading 60%, grade D-, #38 of 171 statewide, top 24%, 2,600 students, 51% FRL).
• Market conditions: Rents rising (+2.0%/yr); 134 active listings in the ZIP; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• At $12,215/mo this rent would consume 281% 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 $9k of loan paydown is wiped out by about $39k 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 138 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 108268% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $117k; list at $1.29M implies a 1006% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,139,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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 1911 — 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. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.8

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-115,029
• Equity at exit: $193,089

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-11,868
• Equity at exit: $111,968

Cash invested: $362,600 (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: 134
• Price-to-rent: 53.0×

Monthly cashflow live

• Estimated rent: $12,215 medium
• Mortgage (P&I): −$6,791
• Tax from tax record: −$637 /mo · $7,639/yr
• Insurance: −$540
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,565
• Net cashflow: $1,683

Break-even live

Break-even rent $10,085

Max offer price $1,295,000

Occupancy floor 81%

Sensitivity live

Price	-10% $2,416	-5% $2,049	+0% $1,683	+5% $1,316	+10% $950
Rent	-10% $718	-5% $1,200	+0% $1,683	+5% $2,165	+10% $2,648
Rate	-1.0pp $2,335	-0.5pp $2,012	base $1,683	+0.5pp $1,347	+1.0pp $1,006

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

Units	Beds	Baths	Est. rent
▸ 6× units	8	6	$12,216
Total (6 units)			$12,215

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $1,295,000 Active 138 DOM
2. 2026-06-18
   days on market $1,295,000 Active 135 DOM
3. 2026-06-17
   days on market $1,295,000 Active 134 DOM
4. 2026-06-16
   days on market $1,295,000 Active 133 DOM
5. 2026-06-15
   days on market $1,295,000 Active 132 DOM
6. 2026-06-13
   days on market $1,295,000 Active 130 DOM
7. 2026-06-13
   days on market $1,295,000 Active 129 DOM
8. 2026-06-09
   days on market $1,295,000 Active 126 DOM
9. 2026-06-08
   days on market $1,295,000 Active 125 DOM
10. 2026-06-07
    days on market $1,295,000 Active 124 DOM
11. 2026-06-05
    days on market $1,295,000 Active 121 DOM
12. 2026-06-03
    days on market $1,295,000 Active 120 DOM
13. 2026-06-02
    days on market $1,295,000 Active 119 DOM
14. 2026-06-01
    days on market $1,295,000 Active 118 DOM
15. 2026-05-31
    days on market $1,295,000 Active 117 DOM
16. 2026-05-24
    listed $1,195
17. 2026-05-23
    historical $1,350
18. 2026-05-20
    listed $1,350
19. 2026-05-18
    price $1,295,000
20. 2026-05-08
    listed $1,195
21. 2026-03-23
    price $1,330,000
22. 2026-02-03
    listed $1,360,000 Active
23. 2025-05-06
    historical
24. 2025-04-16
    price $1,379,000
25. 2025-02-18
    status Active
26. 2025-02-11
    status Under Contract
27. 2025-01-25
    price $1,485,000
28. 2025-01-04
    price $1,499,000
29. 2024-11-26
    listed $1,525,000 Active
30. 2024-02-02
    soldstatus
31. 2003-09-23
    soldstatus
32. 2002-03-05
    soldstatus
33. 1995-08-10
    soldstatus $117,040
34. 1995-08-10
    soldstatus

ⓘ 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: $7,639 · $637/mo
• Projected year-2 tax: $8,547 · $712/mo
• Expected delta: +$908/yr (+$76/mo · 11.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $146,580
• − Mortgage interest: −$72,540
• − Property taxes: −$7,639
• − Insurance: −$6,475
• − Repairs & maintenance: −$11,726
• − Management: −$11,726
• − Depreciation: −$37,673
• Taxable loss: −$1,199
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $20,479/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

-99.0% since first listed

19 events — show timeline

• 2026-05-24 Listed for Rent $1,195 SHOWMOJO
• 2026-05-23 Rental Removed $1,350 SHOWMOJO
• 2026-05-20 Listed for Rent $1,350 SHOWMOJO
• 2026-05-18 Price Changed $1,295,000 WFRMLS
• 2026-05-08 Listed for Rent $1,195 SHOWMOJO
• 2026-03-23 Price Changed $1,330,000 WFRMLS
• 2026-02-03 Listed $1,360,000 WFRMLS
• 2025-05-06 Listing Removed — WFRMLS
• 2025-04-16 Price Changed $1,379,000 WFRMLS
• 2025-02-18 Relisted — WFRMLS
• 2025-02-11 Pending — WFRMLS
• 2025-01-25 Price Changed $1,485,000 WFRMLS
• 2025-01-04 Price Changed $1,499,000 WFRMLS
• 2024-11-26 Listed $1,525,000 WFRMLS
• 2024-02-02 Sold (Public Records) — Public Records
• 2003-09-23 Sold (Public Records) — Public Records
• 2002-03-05 Sold (Public Records) — Public Records
• 1995-08-10 Sold (Public Records) — Public Records
• 1995-08-10 Sold (Public Records) $117,040 Public Records

Property tax history

+6.7%/yr

Latest (2025): $7,639 · +29.1% YoY. Source: county tax records.