165 W 250 N · Elmo, UT 84521

$299,973

35 bd · 25.0 ba · 2,640 sqft · MultiFamily · 260 Days on market

Built 1977 0.57 ac 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 +6.5/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

• Metal roof
• 0.57 acre lot
• Built 1977

Tags

• INCOME-PRODUCING 5-PLEX
• ON-SITE COIN-OPERATED LAUNDRY
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 5 × 7-bed/?-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $447/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#112 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Emery District (rural): math 43% / reading 35% proficiency, ranked #52 of 80 in UT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cleveland School (math 42% / reading 32%, grade F, #355 of 585 statewide, top 63%, 181 students, 55% FRL); Canyon View Middle School (math 32% / reading 27%, grade F, #109 of 138 statewide, top 80%, 200 students, 49% FRL) — zoned schools average 52% FRL vs 37% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 55 units permitted in Emery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (2.9% local appreciation)).
• Emery County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 39896% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $263,976 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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 1977 — 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 D-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. 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: 1.82% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.94%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.11×
• Total profit: $177,315
• Equity at exit: $133,507

10-year hold

• IRR: 37.7%
• Equity multiple: 6.16×
• Total profit: $433,441
• Equity at exit: $204,689

Cash invested: $83,992 (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 84521

• Home prices YoY: 2.6%
• Active inventory: 3
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $5,454 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,145
• Net cashflow: $2,236

Break-even live

Break-even rent $2,624

Max offer price $299,973

Occupancy floor 54%

Sensitivity live

Price	-10% $2,443	-5% $2,339	+0% $2,236	+5% $2,132	+10% $2,028
Rent	-10% $1,805	-5% $2,020	+0% $2,236	+5% $2,451	+10% $2,666
Rate	-1.0pp $2,387	-0.5pp $2,312	base $2,236	+0.5pp $2,158	+1.0pp $2,079

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

Units	Beds	Baths	Est. rent
▸ 5× units	7	—	$5,455
Total (5 units)			$5,454

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: $74,993
• Closing costs: $8,999
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-27
   status Under Contract
2. 2026-04-07
   listed $750
3. 2025-12-07
   historical $650
4. 2025-12-07
   historical $650
5. 2025-11-05
   listed $650
6. 2025-11-05
   listed $650
7. 2025-10-25
   historical $650
8. 2025-10-25
   historical $650
9. 2025-09-23
   listed $650
10. 2025-09-23
    listed $900
11. 2025-08-10
    listed $299,973 Active
12. 2023-06-16
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2023-05-16
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

14. 2023-05-11
    price $260,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2023-01-02
    listed $249,900 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2022-12-21
    historical
17. 2022-07-11
    price $249,900
18. 2022-05-28
    listed $279,900 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,448
• − Mortgage interest: −$16,803
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$5,236
• − Management: −$5,236
• − Depreciation: −$8,726
• Taxable income: $23,447
• Est. tax owed @ 24.0%: −$5,627
• After-tax cash flow: $21,200/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: Emery District
• NCES district ID: 4900270
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $50,076
• Composite: 33.71/100
• National rank: #5381
• State rank: #52 of 80 in UT

Livability — Elmo

• Score: 68/100
• State rank: #112
• US rank: #9435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmo, UT
• Population (ZIP): 591

Population outlook (Emery County) Hauer SSP2

• Today (2025): 9,137 people
• By 2030: 8,406 · -8.0%
• By 2040: 7,030 · -23.1%
• By 2050: 5,829 · -36.2%
• By 2075: 3,587 · -60.7%
• By 2100: 2,532 · -72.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Pacific Islander 9% Hispanic / Latino 3%
• Common ancestry: Italian 11% Portuguese 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 2% Korean 2%

Political lean MEDSL · Emery

• 2024 margin: Solid R (+74.6) · D 12.0% · R 86.6% · Other 1.3%
• 2008→2024 swing: -21.0pp toward R · 2008: -53.6pp · 2024: -74.6pp
• All cycles: 2024: R+74.6 2020: R+74.7 2016: R+70.9 2012: R+71.9 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.92%
• Current HPI: 113.8147
• Rent YoY: —
• Metro: —
• 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

+7.2% since first listed

18 events — show timeline

• 2026-04-27 Pending — WFRMLS
• 2026-04-07 Listed for Rent $750 WFRMLS
• 2025-12-07 Rental Removed $650 RENTLAR
• 2025-12-07 Rental Removed $650 RENTLAR
• 2025-11-05 Listed for Rent $650 RENTLAR
• 2025-11-05 Listed for Rent $650 RENTLAR
• 2025-10-25 Rental Removed $650 RENTLAR
• 2025-10-25 Rental Removed $650 RENTLAR
• 2025-09-23 Listed for Rent $650 RENTLAR
• 2025-09-23 Listed for Rent $900 RENTLAR
• 2025-08-10 Listed $299,973 WFRMLS
• 2023-06-16 Sold (MLS) — WFRMLS
• 2023-05-16 Pending — WFRMLS
• 2023-05-11 Price Changed $260,000 WFRMLS
• 2023-01-02 Listed $249,900 WFRMLS
• 2022-12-21 Listing Removed — WFRMLS
• 2022-07-11 Price Changed $249,900 WFRMLS
• 2022-05-28 Listed $279,900 WFRMLS