8812 W 3100 S · Magna, UT 84044

$745,000

9 bd · 5.1 ba · 1,560 sqft · MultiFamily public records · 173 Days on market

Built 1930 0.43 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 +11.7/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

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

• Big lot
• Three units
• Two buildings

Tags

• BIG LOT
• TWO BUILDINGS
• THREE UNITS

Property features AI

Finance

• Other: Annual tax amount reported
• Financial info: Total of 3 units in the building; Unit rents reported: one 3-bed unit at $1,200; one 2-bed unit at $750; three 3-bed units at $1,050 each
• HOA & community: Subdivision: RADIUS CURVE

Exterior

• Home design: Built in 1985
• Construction: Built/standing construction
• Exterior features: Lot about 0.43 acres; Zoned R-1-6

Interior

• Bedrooms: Three-bedroom units (one unit); Two-bedroom unit (one unit); Three-bedroom units (three units)
• Bathrooms: Two bathrooms in one unit; One bathroom in three units
• Interior features: Residential use; Property in built/standing condition

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $745k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative. Per door: $-75/mo.
• To cash-flow at today's rent, offer at most $705k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $552k (26.0% below list).
• Recommended offer: $552k (26.0% below list) — sets the bar for 1% rule.

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: Pleasant Green School (math 14% / reading 17%, grade F, #554 of 585 statewide, top 95%, 445 students, 56% FRL); Cyprus High (math 11% / reading 33%, grade F, #150 of 171 statewide, top 88%, 2,709 students, 47% FRL).
• Market conditions: 209 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 $5,516/mo this rent would consume 73% 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 $5k of loan paydown is wiped out by about $22k 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 173 days — a 12% lower offer ($656k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $551,600 (26.0% 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 173 days. Have you received any prior offers? Is the seller open to a 26% 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 1930 — 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. 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?
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: 0.74% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 11.3

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-135,300
• Equity at exit: $111,082

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-137,323
• Equity at exit: $64,414

Cash invested: $208,600 (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: 209
• Price-to-rent: 33.8×

Monthly cashflow live

• Estimated rent: $5,516 medium
• Mortgage (P&I): −$3,907
• Tax from tax record: −$365 /mo · $4,381/yr
• Insurance: −$310
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,158
• Net cashflow: $-225

Break-even live

Break-even rent $5,800

Max offer price $705,299

Occupancy floor 99%

Sensitivity live

Price	-10% $197	-5% $-14	+0% $-225	+5% $-436	+10% $-646
Rent	-10% $-661	-5% $-443	+0% $-225	+5% $-7	+10% $211
Rate	-1.0pp $150	-0.5pp $-35	base $-225	+0.5pp $-418	+1.0pp $-614

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$5,514
Total (3 units)			$5,516

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: $186,250
• Closing costs: $22,350
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $745,000 Active 173 DOM
2. 2026-06-17
   days on market $745,000 Active 172 DOM
3. 2026-06-16
   days on market $745,000 Active 171 DOM
4. 2026-06-15
   days on market $745,000 Active 170 DOM
5. 2026-06-13
   days on market $745,000 Active 168 DOM
6. 2026-06-09
   days on market $745,000 Active 164 DOM
7. 2026-06-08
   days on market $745,000 Active 163 DOM
8. 2026-06-07
   days on market $745,000 Active 162 DOM
9. 2026-06-03
   days on market $745,000 Active 158 DOM
10. 2026-06-02
    days on market $745,000 Active 157 DOM
11. 2026-06-01
    days on market $745,000 Active 156 DOM
12. 2026-05-31
    days on market $745,000 Active 155 DOM
13. 2025-12-27
    listed $745,000 Active
14. 2017-05-30
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2017-05-30
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2017-04-21
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2017-04-15
    status Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2017-04-02
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2017-03-15
    listed $349,900 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2015-11-06
    historical
21. 2015-07-01
    price $280,000
22. 2015-05-29
    listed $285,000 Active
23. 2009-08-14
    soldstatus
24. 2006-01-06
    soldstatus
25. 2006-01-05
    soldstatus
26. 2006-01-05
    soldstatus
27. 2005-10-10
    listed $240,000
28. 2004-12-07
    historical
29. 2004-09-07
    listed $209,900
30. 2004-09-04
    historical
31. 2004-06-04
    listed $209,900
32. 2004-05-09
    historical
33. 2004-02-09
    listed $204,900

ⓘ 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: $4,381 · $365/mo
• Projected year-2 tax: $4,917 · $410/mo
• Expected delta: +$536/yr (+$45/mo · 12.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 22 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: $66,192
• − Mortgage interest: −$41,732
• − Property taxes: −$4,381
• − Insurance: −$3,725
• − Repairs & maintenance: −$5,295
• − Management: −$5,295
• − Depreciation: −$21,673
• Taxable loss: −$15,909
• Est. tax savings @ 24.0%: +$3,818
• After-tax cash flow: $1,121/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: 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

+263.6% since first listed

21 events — show timeline

• 2025-12-27 Listed $745,000 WFRMLS
• 2017-05-30 Sold (Public Records) — Public Records
• 2017-05-30 Sold (MLS) — WFRMLS
• 2017-04-21 Pending — WFRMLS
• 2017-04-15 Relisted — WFRMLS
• 2017-04-02 Pending — WFRMLS
• 2017-03-15 Listed $349,900 WFRMLS
• 2015-11-06 Listing Removed — WFRMLS
• 2015-07-01 Price Changed $280,000 WFRMLS
• 2015-05-29 Listed $285,000 WFRMLS
• 2009-08-14 Sold (Public Records) — Public Records
• 2006-01-06 Sold (MLS) — WFRMLS
• 2006-01-05 Sold (Public Records) — Public Records
• 2006-01-05 Sold (Public Records) — Public Records
• 2005-10-10 Listed $240,000 WFRMLS
• 2004-12-07 Listing Removed — WFRMLS
• 2004-09-07 Listed $209,900 WFRMLS
• 2004-09-04 Listing Removed — WFRMLS
• 2004-06-04 Listed $209,900 WFRMLS
• 2004-05-09 Listing Removed — WFRMLS
• 2004-02-09 Listed $204,900 WFRMLS

Property tax history

+6.1%/yr

Latest (2025): $4,381 · -0.0% YoY. Source: county tax records.