275 S 300 E · Roosevelt, UT 84066

$5,250,000

None bd · 2916.0 ba · 6,467 sqft · MultiFamily public records · 43 Days on market

Built 1995 3.74 ac 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 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: 54 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

MMG Real Estate Advisors is pleased to present the opportunity to acquire Cottonwood Apartments, a 54-unit garden-style community located in the center of Roosevelt, Utah-an established workforce hub for the broader Uintah Basin. Built in 1995, the property benefits from stable regional employment drivers, structurally limited housing supply, and demand supported by energy, healthcare, agriculture, education, and essential services. With a walkable location near schools, parks, retail, and the UBMC medical campus, Cottonwood Apartments offers long-term operational durability in one of rural Utah's most stable submarkets. Buyer is responsible to verify all listing information.

Key facts

• 3.74 acre lot
• 84 parking spots
• Built 1995

Tags

• 54 UNIT GARDEN STYLE COMMUNITY
• WALKABLE LOCATION NEAR SCHOOLS
• WALKABLE LOCATION NEAR PARKS
• WALKABLE LOCATION NEAR RETAIL

What this means for you Summary

Snapshot

• This is a 54 × 2-bed/1.5-bath units multifamily listed at $5.25M.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive. Per door: $81/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 $4.52M (14.0% below list).
• Recommended offer: $4.52M (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#233 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Duchesne District (rural): math 33% / reading 32% proficiency, ranked #64 of 80 in UT (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centennial School (math 38% / reading 35%, grade F, #371 of 585 statewide, top 64%, 524 students, 51% FRL); Roosevelt Jr High (math 29% / reading 31%, grade F, #108 of 138 statewide, top 78%, 829 students, 41% FRL); Union High (math 26% / reading 39%, grade F, #109 of 171 statewide, top 64%, 1,153 students, 33% FRL).
• Market conditions: 126 active listings in the ZIP; 120 units permitted in Duchesne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $36k of loan paydown is wiped out by about $158k of value loss. Plan a longer hold.
• Duchesne County population projected at +53% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($5.09M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,515,500 (14.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 14% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.7

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-574,369
• Equity at exit: $782,792

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-150,908
• Equity at exit: $453,924

Cash invested: $1,470,000 (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 84066

• Home prices YoY: -27.3%
• Active inventory: 126
• Price-to-rent: 523.2×

Monthly cashflow live

• Estimated rent: $45,155 medium
• Mortgage (P&I): −$27,532
• Tax from tax record: −$1,577 /mo · $18,923/yr
• Insurance: −$2,188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,483
• Net cashflow: $4,376

Break-even live

Break-even rent $39,615

Max offer price $5,250,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 54× units	2	1.5	$45,144
Total (54 units)			$45,155

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: $1,312,500
• Closing costs: $157,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $5,250,000 Active 43 DOM
2. 2026-06-18
   days on market $5,250,000 Active 42 DOM
3. 2026-06-17
   days on market $5,250,000 Active 41 DOM
4. 2026-06-16
   days on market $5,250,000 Active 40 DOM
5. 2026-06-15
   days on market $5,250,000 Active 39 DOM
6. 2026-06-14
   days on market $5,250,000 Active 37 DOM
7. 2026-06-13
   days on market $5,250,000 Active 36 DOM
8. 2026-06-10
   days on market $5,250,000 Active 34 DOM
9. 2026-06-09
   days on market $5,250,000 Active 33 DOM
10. 2026-06-09
    status $5,250,000 Active 32 DOM
11. 2026-03-03
    status Under Contract
12. 2026-01-30
    listed $5,250,000 Active

ⓘ 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: $18,923 · $1,577/mo
• Projected year-2 tax: $34,650 · $2,888/mo
• Expected delta: +$15,727/yr (+$1,311/mo · 83.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $541,860
• − Mortgage interest: −$294,082
• − Property taxes: −$18,923
• − Insurance: −$26,250
• − Repairs & maintenance: −$43,349
• − Management: −$43,349
• − Depreciation: −$152,727
• Taxable loss: −$36,819
• Est. tax savings @ 24.0%: +$8,837
• After-tax cash flow: $61,354/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: Duchesne District
• NCES district ID: 4900240
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $57,404
• Composite: 29.0/100
• National rank: #6619
• State rank: #64 of 80 in UT

Livability — Roosevelt

• Score: 60/100
• State rank: #233
• US rank: #19339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt, UT
• Population (ZIP): 14,626

Population outlook (Duchesne County) Hauer SSP2

• Today (2025): 25,355 people
• By 2030: 27,805 · +9.7%
• By 2040: 33,104 · +30.6%
• By 2050: 38,872 · +53.3%
• By 2075: 53,265 · +110.1%
• By 2100: 63,970 · +152.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Two or more races 6% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · Duchesne

• 2024 margin: Solid R (+75.9) · D 11.2% · R 87.2% · Other 1.6%
• 2008→2024 swing: -10.1pp toward R · 2008: -65.8pp · 2024: -75.9pp
• All cycles: 2024: R+75.9 2020: R+78.2 2016: R+72.2 2012: R+80.3 2008: R+65.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.67%
• Current HPI: 220.613
• 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

2 events — show timeline

• 2026-03-03 Pending — WFRMLS
• 2026-01-30 Listed $5,250,000 WFRMLS

Property tax history

-0.3%/yr

Latest (2018): $18,923 · +5.4% YoY. Source: county tax records.