1461 W Sunset Ave · West Valley City, UT 84119

$399,900

4 bd · 2.0 ba · 1,092 sqft · MultiFamily public records · 149 Days on market

Built 1945 9,583 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Well-located duplex featuring two identical units. Each side offers 2 bedrooms and 1 bathroom. One unit was remodeled in 2025, providing updated finishes, while the second unit offers value-add potential. Conveniently situated with easy access to local amenities, schools, and major commuter routes. Ideal for investors or owner-occupants seeking a centrally located, income-producing property with a house-hack opportunity-live in one unit while generating potential rental income from the other. PLEASE DO NOT DISTURB THE CURRENT TENANTS

Key facts

• Updated finishes
• Remodeled in 2025
• Two identical units

Tags

• DUPLEX
• TWO IDENTICAL UNITS
• REMODELED IN 2025
• UPDATED FINISHES
• INCOME-PRODUCING PROPERTY
• HOUSE-HACK OPPORTUNITY

Property features AI

Finance

• Financial info: Two total rental units; Unit rents: one unit at $1,050 and the other at $1,150

Exterior

• Parking: Uncovered parking for 6 vehicles; RV parking available
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected (culinary)
• Home design: Side-by-side multi-family property; Property in built/standing condition
• Construction: Stucco exterior; Tar/gravel roof
• Exterior features: Open porch; Outbuilding(s); Fully fenced lot

Interior

• Kitchen: Gas range/oven; Gas oven
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Gas central heating
• Interior features: Gas oven; Free-standing range/oven

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $47 ($558/yr) — positive. Per door: $23/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 $311k (22.2% below list).
• Recommended offer: $311k (22.2% 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: Redwood School (math 6% / reading 8%, grade F, #583 of 585 statewide, top 100%, 486 students, 77% FRL); Granite Park Jr High (math 6% / reading 14%, grade F, #138 of 138 statewide, top 100%, 871 students, 70% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 70% FRL vs 45% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 29% district-wide (-18 pts) — the specific schools serving this property underperform the Granite District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 232 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• At $3,112/mo this rent would consume 52% of the median local household income ($71k/yr) (locally 1635% 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 $3k of loan paydown is wiped out by about $12k 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 149 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 31y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $400k implies a 526% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $311,200 (22.2% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 22% 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 1945 — 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. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-68,929
• Equity at exit: $59,626

10-year hold

• IRR: -14.4%
• Equity multiple: 0.25×
• Total profit: $-84,035
• Equity at exit: $34,576

Cash invested: $111,972 (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 84119

• Rents YoY: 0.7%
• Active inventory: 232
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $3,112 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $47

Break-even live

Break-even rent $3,053

Max offer price $399,900

Occupancy floor 94%

Sensitivity live

Price	-10% $273	-5% $160	+0% $47	+5% $-67	+10% $-180
Rent	-10% $-199	-5% $-76	+0% $47	+5% $169	+10% $292
Rate	-1.0pp $248	-0.5pp $148	base $47	+0.5pp $-57	+1.0pp $-163

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,112
Total (2 units)			$3,112

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,700	$1.78	2d	5	0.76mi
1538 W Kingsbury Ln West Valley City, UT	3.0	3.0	1237	$2,050	$1.66	4d	1	1.29mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$2,009	$1.87	24d	1	1.32mi
3314 S Meadowlark Dr West Valley City, UT	4.0	2.0	1232	$2,350	$1.91	4d	1	1.40mi

Listing history 29 events

1. 2026-06-13
   days on market $399,900 Active 149 DOM
2. 2026-06-09
   days on market $399,900 Active 145 DOM
3. 2026-06-08
   days on market $399,900 Active 144 DOM
4. 2026-06-07
   days on market $399,900 Active 143 DOM
5. 2026-06-03
   days on market $399,900 Active 139 DOM
6. 2026-06-02
   days on market $399,900 Active 138 DOM
7. 2026-06-01
   days on market $399,900 Active 137 DOM
8. 2026-05-31
   days on market $399,900 Active 136 DOM
9. 2026-05-09
   price $399,900
10. 2026-02-24
    price $425,000
11. 2026-01-15
    listed $450,000 Active
12. 2016-09-07
    soldstatus
13. 2009-12-21
    historical
14. 2009-11-23
    listed $138,500
15. 2008-06-05
    historical
16. 2007-12-05
    listed $149,900
17. 2004-12-16
    soldstatus
18. 2001-10-30
    soldstatus
19. 2001-10-29
    soldstatus
20. 2001-10-08
    listed $76,900
21. 2001-08-23
    historical
22. 2000-11-06
    listed $75,000
23. 1998-11-18
    soldstatus
24. 1998-11-17
    soldstatus
25. 1998-08-05
    listed $104,900
26. 1998-07-04
    historical
27. 1998-02-04
    listed $93,000
28. 1996-02-29
    soldstatus $63,840
29. 1995-12-08
    listed $68,000

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $2,639 · $220/mo
• Expected delta: +$861/yr (+$72/mo · 48.4%)

ⓘ 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 5/10 Major 7 d/yr ≥95°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: $37,344
• − Mortgage interest: −$22,401
• − Property taxes: −$1,779
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − Depreciation: −$11,633
• Taxable loss: −$6,443
• Est. tax savings @ 24.0%: +$1,546
• After-tax cash flow: $2,105/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): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

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: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 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: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

+488.1% since first listed

21 events — show timeline

• 2026-05-09 Price Changed $399,900 WFRMLS
• 2026-02-24 Price Changed $425,000 WFRMLS
• 2026-01-15 Listed $450,000 WFRMLS
• 2016-09-07 Sold (Public Records) — Public Records
• 2009-12-21 Listing Removed — WFRMLS
• 2009-11-23 Listed $138,500 WFRMLS
• 2008-06-05 Listing Removed — WFRMLS
• 2007-12-05 Listed $149,900 WFRMLS
• 2004-12-16 Sold (Public Records) — Public Records
• 2001-10-30 Sold (MLS) — WFRMLS
• 2001-10-29 Sold (Public Records) — Public Records
• 2001-10-08 Listed $76,900 WFRMLS
• 2001-08-23 Listing Removed — WFRMLS
• 2000-11-06 Listed $75,000 WFRMLS
• 1998-11-18 Sold (MLS) — WFRMLS
• 1998-11-17 Sold (Public Records) — Public Records
• 1998-08-05 Listed $104,900 WFRMLS
• 1998-07-04 Listing Removed — WFRMLS
• 1998-02-04 Listed $93,000 WFRMLS
• 1996-02-29 Sold (Public Records) $63,840 Public Records
• 1995-12-08 Listed $68,000 WFRMLS

Property tax history

+4.3%/yr

Latest (2025): $1,779 · -0.7% YoY. Source: county tax records.