1012 S West Temple · Salt Lake City, UT 84101

$875,000

16 bd · 16.0 ba · 2,000 sqft · MultiFamily public records · 47 Days on market

Built 1897 4,356 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

• New kitchens
• Updated lvp flooring
• Fresh interior paint

Tags

• PRIME DOWNTOWN LOCATION
• NEW KITCHENS
• UPDATED LVP FLOORING
• FRESH INTERIOR PAINT
• MODERN LIGHT FIXTURES
• NEW WINDOWS

Property features AI

Finance

• Other: Total units on site: 4
• Financial info: Four rental units with current rents reported: $1,389; $1,200; $1,175; $1,450
• HOA & community: No HOA or community details provided

Exterior

• Parking: Uncovered/open parking
• Security: No security details provided
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected
• Home design: 2-story multi-family property; Zoned RMF-35 (multi-family); Property used for residential purposes
• Construction: Built in 1994; Property is built and standing; Asphalt roof
• Exterior features: Open porch; Exterior lighting; Landscaping: full

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Four 1-bedroom units (each unit listed as 1 bed)
• Flooring: Carpet; Tile
• Bathrooms: Four 1-bath units (each unit listed as 1 bath)
• Heating & cooling: No heating or cooling details provided
• Interior features: Window blinds; Carpet and tile flooring
• Laundry & utility: No laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $875k).
• Recommended offer: $849k (3.0% 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: Liberty School (math 12% / reading 12%, grade F, #572 of 585 statewide, top 98%, 391 students, 100% FRL); Clayton Middle (math 47% / reading 50%, grade C-, #35 of 138 statewide, top 26%, 634 students, 24% FRL); Highland High (math 21% / reading 54%, grade F, #76 of 171 statewide, top 45%, 1,980 students, 30% FRL).
• Market conditions: Rents rising (+2.8%/yr); 63 active listings in the ZIP; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• At $14,056/mo this rent would consume 232% of the median local household income ($73k/yr) (locally 557% 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 $3k of equity ($6k loan paydown + $-3k appreciation (-0.3% local appreciation)).
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.3% appreciation + 2.8% rent growth), your $245k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($849k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $74k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1897 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $848,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.61% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.90%
• DSCR: 2.29
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.33% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.34×
• Total profit: $328,630
• Equity at exit: $239,610

10-year hold

• IRR: 32.1%
• Equity multiple: 4.46×
• Total profit: $848,864
• Equity at exit: $276,720

Cash invested: $245,000 (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 84101

• Home prices YoY: -0.1%
• Rents YoY: 2.8%
• Active inventory: 63
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $14,056 high
• Mortgage (P&I): −$4,589
• Tax from tax record: −$250 /mo · $2,999/yr
• Insurance: −$365
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,952
• Net cashflow: $5,835

Break-even live

Break-even rent $6,670

Max offer price $875,000

Occupancy floor 53%

Sensitivity live

Price	-10% $6,330	-5% $6,082	+0% $5,835	+5% $5,587	+10% $5,339
Rent	-10% $4,724	-5% $5,279	+0% $5,835	+5% $6,390	+10% $6,945
Rate	-1.0pp $6,275	-0.5pp $6,057	base $5,835	+0.5pp $5,608	+1.0pp $5,377

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$14,056
Total (4 units)			$14,056

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $875,000 Active 47 DOM
2. 2026-06-18
   days on market $875,000 Active 44 DOM
3. 2026-06-17
   days on market $875,000 Active 43 DOM
4. 2026-06-16
   days on market $875,000 Active 42 DOM
5. 2026-06-15
   days on market $875,000 Active 41 DOM
6. 2026-06-13
   days on market $875,000 Active 39 DOM
7. 2026-06-13
   days on market $875,000 Active 38 DOM
8. 2026-06-09
   days on market $875,000 Active 35 DOM
9. 2026-06-08
   days on market $875,000 Active 34 DOM
10. 2026-06-07
    days on market $875,000 Active 33 DOM
11. 2026-06-05
    days on market $875,000 Active 30 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $875,000 Active 29 DOM

ⓘ 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: $2,999 · $250/mo
• Projected year-2 tax: $5,775 · $481/mo
• Expected delta: +$2,776/yr (+$231/mo · 92.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 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: $168,672
• − Mortgage interest: −$49,014
• − Property taxes: −$2,999
• − Insurance: −$5,172
• − Repairs & maintenance: −$13,494
• − Management: −$13,494
• − Depreciation: −$25,455
• Taxable income: $59,045
• Est. tax owed @ 24.0%: −$14,171
• After-tax cash flow: $55,846/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): 9,381
• Household income: $72,735
• Rent vs Own: 79.3% rent · 20.7% own
• Severe rent burden: 557.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 19% Two or more races 7% Asian 6% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Swedish 4% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 79% English-only · Spanish 10% Other Asian/Pacific 5% Other Indo-European 4%

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: ▼ -0.33%
• Current HPI: 253.5063
• Rent YoY: ▲ 2.75%
• 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

+59.1% since first listed

9 events — show timeline

• 2026-06-03 Relisted — WFRMLS
• 2026-06-03 Price Changed $875,000 WFRMLS
• 2026-04-29 Listing Removed — WFRMLS
• 2026-04-01 Listed $949,000 WFRMLS
• 2025-10-17 Sold (Public Records) — Public Records
• 2024-02-08 Sold (Public Records) — Public Records
• 2024-02-05 Sold (MLS) — WFRMLS
• 2023-12-14 Pending — WFRMLS
• 2023-12-05 Listed $550,000 WFRMLS

Property tax history

+7.9%/yr

Latest (2025): $2,999 · +112.0% YoY. Source: county tax records.