275 S 300 E

Roosevelt, UT 84066

$5,250,000D+

None bd · 2916.0 ba · 6,467 sqft · Built 1995 · MultiFamily · Active · 43 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $45,155/mo
• Mortgage (P&I): −$27,532
• Tax + insurance: −$3,764
• HOA: −$0
• Vac / Maint / Mgmt: −$9,483
• Net cashflow: $4,376/mo
• Annual: $52,518/yr
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• 1% rule: 0.86%
• Cash to close: $1,470,000

Investor read

• This is a 54 × 2-bed/1.5-bath units multifamily listed at $5.25M.
• 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).
• It's been on market 43 days — a 3% lower offer ($5.09M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $4.52M (14.0% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Duchesne County population projected at +53% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.