7337 W Louden Dr · Magna, UT 84044

$3,850,000

480 bd · 400.0 ba · 5,399 sqft · MultiFamily public records · 78 Days on market

Built 2020 Excellent condition 6,098 sqft lot $2731/mo HOA · 144% of rent

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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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 20 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

Built in 2020, this 20-unit asset at 7337 W Louden Grove Drive offers a "turn-key" investment in the high-growth Salt Lake Valley. The property features an exceptional unit mix of 16 expansive 1-bed/1-bath units (902 sq ft) and 4 oversized 2-bed/1-bath units (1,322 sq ft), providing significantly more living space than the market average to attract hard working, long-term tenants. Situated just 15 minutes from Downtown SLC with immediate access to the Hwy 201 corridor, this low-maintenance building combines modern construction with the lifestyle amenities of the Colony Farms community, representing a premier opportunity for long-term appreciation in Utah's strongest rental submark

Key facts

• Turn-key investment
• Modern construction
• Premier opportunity

Tags

• TURN-KEY INVESTMENT
• EXCEPTIONAL UNIT MIX
• LOW-MAINTENANCE BUILDING
• MODERN CONSTRUCTION
• LIFESTYLE AMENITIES
• PREMIER OPPORTUNITY

Property features AI

Finance

• Other: 20 total units
• Financial info: Property used for residential purposes; Zoned R-M/ZC for multi-family
• HOA & community: Homeowners association with annual fee; Association amenities include management, pet rules, picnic area, playground, pool, and snow removal; Community clubhouse

Exterior

• Parking: Covered parking for 8 vehicles; 8 total parking spaces; 8 garage spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected (culinary)
• Home design: Multi-family property; 3 stories; Built/Standing condition
• Construction: Brick and stucco construction; Membrane roof
• Exterior features: Private in-ground heated pool with fence

Interior

• Flooring: Carpet
• Heating & cooling: Forced air heating
• Interior features: Blinds on windows; Carpet flooring

What this means for you Summary

Snapshot

• This is a 20 × 24-bed/20.0-bath units multifamily listed at $3.85M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $138/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 $3.80M (1.4% below list).
• Recommended offer: $3.62M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#65 in UT, #4,367 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B; Watch: 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: Lake Ridge School (math 13% / reading 14%, grade F, #566 of 585 statewide, top 97%, 422 students, 59% FRL); Scott M Matheson Jr High (math 18% / reading 22%, grade F, #128 of 138 statewide, top 93%, 1,081 students, 51% FRL); Cyprus High (math 11% / reading 33%, grade F, #150 of 171 statewide, top 88%, 2,709 students, 47% FRL).
• Market conditions: 207 active listings in the ZIP; solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• At $37,975/mo this rent would consume 504% of the median local household income ($90k/yr) (locally 384% 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 $27k of loan paydown is wiped out by about $116k 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 78 days — a 6% lower offer ($3.62M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,619,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.99% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-447,001
• Equity at exit: $574,048

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-158,831
• Equity at exit: $332,878

Cash invested: $1,078,000 (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 84044

• Active inventory: 207
• Price-to-rent: 169.0×

Monthly cashflow live

• Estimated rent: $37,975 medium
• Mortgage (P&I): −$20,190
• Tax from tax record: −$2,713 /mo · $32,561/yr
• Insurance: −$1,604
• HOA: −$2,731
• Vacancy / Maint / Mgmt: −$7,975
• Net cashflow: $2,762

Break-even live

Break-even rent $34,479

Max offer price $3,850,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 20× units	24	20	$37,980
Total (20 units)			$37,975

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: $962,500
• Closing costs: $115,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2,731 · $32,772/yr

Listing history 21 events

1. 2026-06-07
   status $3,850,000 Under Contract 78 DOM
2. 2026-06-03
   days on market $3,850,000 Active 78 DOM
3. 2026-06-02
   days on market $3,850,000 Active 77 DOM
4. 2026-06-01
   days on market $3,850,000 Active 76 DOM
5. 2026-05-31
   days on market $3,850,000 Active 75 DOM
6. 2026-03-17
   listed $3,850,000 Active
7. 2025-05-08
   historical $1,425
8. 2025-04-01
   listed $1,425
9. 2025-02-24
   historical
10. 2025-02-03
    price $4,050,000
11. 2024-12-16
    historical $1,425
12. 2024-10-20
    price $1,425
13. 2024-10-04
    price $4,550,000
14. 2024-08-29
    price $1,395
15. 2024-08-27
    listed $4,850,000 Active
16. 2024-07-24
    listed $1,425
17. 2024-07-05
    historical $1,425
18. 2024-06-19
    price $1,425
19. 2024-05-04
    price $1,395
20. 2024-04-17
    price $1,425
21. 2024-04-10
    listed $1,395

ⓘ 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: $32,561 · $2,713/mo
• Projected year-2 tax: $32,561 · $2,713/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $455,700
• − Mortgage interest: −$215,660
• − Property taxes: −$32,561
• − Insurance: −$19,250
• − Repairs & maintenance: −$36,456
• − Management: −$36,456
• − HOA: −$32,772
• − Depreciation: −$112,000
• Taxable loss: −$29,455
• Est. tax savings @ 24.0%: +$7,069
• After-tax cash flow: $40,211/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This 20-unit multi-family property built in 2020 is in excellent condition with modern amenities and a turn-key investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Painting exterior walls — Fresh paint can improve the property's appearance and value.
• Both Upgrading window treatments — Modern window treatments can enhance the property's curb appeal and value.
• Both Adding smart home features — Smart home features can increase the property's appeal and value to potential tenants and buyers.
• Both Upgrading kitchen appliances — Modern appliances can improve the property's appeal and value to potential tenants and buyers.
• Both Upgrading bathroom fixtures — Modern fixtures can improve the property's appeal and value to potential tenants and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior walls — Fresh paint can improve the property's appearance and value. ↑
• Both Upgrading window treatments — Modern window treatments can enhance the property's curb appeal and value. ↑
• Both Adding smart home features — Smart home features can increase the property's appeal and value to potential tenants and buyers. ↑
• Both Upgrading kitchen appliances — Modern appliances can improve the property's appeal and value to potential tenants and buyers. ↑
• Both Upgrading bathroom fixtures — Modern fixtures can improve the property's appeal and value to potential tenants and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Magna

• Score: 74/100
• State rank: #65
• US rank: #4367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magna, UT
• County: Salt Lake County · 1,195,750 people
• City population: 30,031
• Metro: Salt Lake City, UT
• Population (ZIP): 30,031
• Household income: $90,346
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 384.0

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 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 14% Asian 2% Pacific Islander 2% Black 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 4% Iranian 2% Italian 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 2% 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: ▼ -191.88%
• Current HPI: 355.0523
• Rent YoY: —
• 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

+275885.7% since first listed

16 events — show timeline

• 2026-03-17 Listed $3,850,000 WFRMLS
• 2025-05-08 Rental Removed $1,425 APPFOLIO
• 2025-04-01 Listed for Rent $1,425 APPFOLIO
• 2025-02-24 Listing Removed — WFRMLS
• 2025-02-03 Price Changed $4,050,000 WFRMLS
• 2024-12-16 Rental Removed $1,425 APPFOLIO
• 2024-10-20 Price Changed $1,425 APPFOLIO
• 2024-10-04 Price Changed $4,550,000 WFRMLS
• 2024-08-29 Price Changed $1,395 APPFOLIO
• 2024-08-27 Listed $4,850,000 WFRMLS
• 2024-07-24 Listed for Rent $1,425 APPFOLIO
• 2024-07-05 Rental Removed $1,425 APPFOLIO
• 2024-06-19 Price Changed $1,425 APPFOLIO
• 2024-05-04 Price Changed $1,395 APPFOLIO
• 2024-04-17 Price Changed $1,425 APPFOLIO
• 2024-04-10 Listed for Rent $1,395 APPFOLIO

Property tax history

+92.5%/yr

Latest (2025): $32,561 · +1.7% YoY. Source: county tax records.