427 E 27th St · Ogden, UT 84401

$799,000

28 bd · 16.0 ba · 3,562 sqft · MultiFamily · 76 Days on market

Built 1950 Excellent condition 7,840 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.4/10.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

There are no remarks available.

Key facts

• Water heaters
• Furnaces
• New flooring

Tags

• 4-PLEX INVESTMENT PROPERTY
• COMPLETELY RENOVATED
• NEW FLOORING
• A C UNITS
• WATER HEATERS
• FURNACES

Property features AI

Finance

• Other: Zoning: Multi-Family
• Financial info: Four-unit building; Unit rents reported: Unit 1 $1,200; Unit 2 $1,250; Unit 3 $2,540; Unit 4 $1,475

Exterior

• Parking: Uncovered open parking; Total of 8 parking spaces (all open)
• Security: Secured building; Fire alarm
• Utilities: Natural gas available and connected; Electricity connected; Public sewer available and connected; Water available and connected (culinary)
• Home design: Multi-family property; 2 stories; Faces north; Residential use
• Construction: Built in 2020; Aluminum construction materials; Built/standing condition
• Exterior features: Double-pane windows; Secured building; Automatic full sprinkler system; Mountain view; Landscaping: full; Mature trees

Interior

• Kitchen: Updated kitchen; Garbage disposal; Free-standing range/oven
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms; Unit 3: 2 bedrooms; Unit 4: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom; Unit 3: 1 bathroom; Unit 4: 1 bathroom
• Heating & cooling: Forced air heating; Gas central heating
• Interior features: Fire alarm; Garbage disposal; Updated kitchen; Free-standing range/oven; Drapes; Carpet flooring; Laminate flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 3×2bd/1ba units multifamily listed at $799k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative. Per door: $-405/mo.
• To cash-flow at today's rent, offer at most $565k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $494k (38.2% below list).
• Recommended offer: $494k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: James Madison School (math 8% / reading 17%, grade F, #570 of 585 statewide, top 98%, 321 students, 99% FRL); Mound Fort Junior High (math 26% / reading 27%, grade F, #116 of 138 statewide, top 85%, 627 students, 98% FRL); Ogden High (math 15% / reading 37%, grade F, #137 of 171 statewide, top 81%, 1,128 students, 35% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 461 active listings in the ZIP; solid renter incomes; 1,630 units permitted in Weber County in 2024 (521 in 5+ unit buildings).
• At $4,940/mo this rent would consume 73% of the median local household income ($81k/yr) (locally 1027% 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 $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• Weber County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($751k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $494,000 (38.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is F 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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.68%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.43% rent growth · sell at horizon

5-year hold

• IRR: -32.3%
• Equity multiple: -0.05×
• Total profit: $-235,337
• Equity at exit: $119,133

10-year hold

• IRR: -40.7%
• Equity multiple: -0.56×
• Total profit: $-348,839
• Equity at exit: $69,083

Cash invested: $223,720 (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 84401

• Rents YoY: 2.4%
• Active inventory: 461
• Price-to-rent: 59.0×

Monthly cashflow live

• Estimated rent: $4,940 high
• Mortgage (P&I): −$4,190
• Tax est. 1.5%: −$999 /mo · $11,985/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,037
• Net cashflow: $-1,619

Break-even live

Break-even rent $6,990

Max offer price $564,712

Occupancy floor —

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,128
▸ 3× units	2	1	$3,813
Total (4 units)			$4,940

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $799,000 Active 76 DOM
2. 2026-06-17
   days on market $799,000 Active 75 DOM
3. 2026-06-16
   days on market $799,000 Active 74 DOM
4. 2026-06-15
   days on market $799,000 Active 73 DOM
5. 2026-06-14
   days on market $799,000 Active 71 DOM
6. 2026-06-13
   days on market $799,000 Active 70 DOM
7. 2026-06-10
   days on market $799,000 Active 68 DOM
8. 2026-06-09
   days on market $799,000 Active 67 DOM
9. 2026-06-08
   days on market $799,000 Active 66 DOM
10. 2026-06-07
    days on market $799,000 Active 65 DOM
11. 2026-06-05
    days on market $799,000 Active 62 DOM
12. 2026-06-03
    days on market $799,000 Active 61 DOM
13. 2026-06-02
    pricedays on market $799,000 Active 60 DOM
14. 2026-06-01
    days on market $809,000 Active 59 DOM
15. 2026-05-31
    days on market $809,000 Active 58 DOM
16. 2026-05-31
    days on market $809,000 Active 57 DOM
17. 2026-04-03
    listed $809,000 Active
18. 2023-08-23
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2023-07-24
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2023-07-13
    price $799,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2023-07-05
    listed $819,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2020-10-14
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2020-08-19
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2020-08-13
    price $509,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2020-07-06
    listed $529,900 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,280
• − Mortgage interest: −$44,756
• − Property taxes: −$11,985
• − Insurance: −$3,995
• − Repairs & maintenance: −$4,742
• − Management: −$4,742
• − Depreciation: −$23,244
• Taxable loss: −$34,185
• Est. tax savings @ 24.0%: +$8,204
• After-tax cash flow: $-11,225/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 4-plex investment property is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental purposes.

Value-add opportunities

• Both landscaping — enhances curb appeal and rental value
• Both painting — fresh paint can improve curb appeal and rental value
• Both upgrading light fixtures — modern light fixtures can improve curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and rental value ↑
• Both painting — fresh paint can improve curb appeal and rental value ↑
• Both upgrading light fixtures — modern light fixtures can improve curb appeal and rental value ↑

ⓘ 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: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 48,303
• Household income: $80,758
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1027.0

Population outlook (Weber County) Hauer SSP2

• Today (2025): 274,329 people
• By 2030: 288,577 · +5.2%
• By 2040: 314,848 · +14.8%
• By 2050: 338,710 · +23.5%
• By 2075: 384,412 · +40.1%
• By 2100: 409,305 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 4% Portuguese 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 1%

Political lean MEDSL · Weber

• 2024 margin: Strong R (+23.5) · D 36.8% · R 60.3% · Other 2.9%
• 2008→2024 swing: +4.1pp toward D · 2008: -27.6pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+22.7 2016: R+20.0 2012: R+46.0 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -265.29%
• Current HPI: 302.8024
• Rent YoY: ▲ 2.43%
• Metro: Ogden-Clearfield, 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

+52.7% since first listed

9 events — show timeline

• 2026-04-03 Listed $809,000 WFRMLS
• 2023-08-23 Sold (MLS) — WFRMLS
• 2023-07-24 Pending — WFRMLS
• 2023-07-13 Price Changed $799,000 WFRMLS
• 2023-07-05 Listed $819,000 WFRMLS
• 2020-10-14 Sold (MLS) — WFRMLS
• 2020-08-19 Pending — WFRMLS
• 2020-08-13 Price Changed $509,900 WFRMLS
• 2020-07-06 Listed $529,900 WFRMLS