2519 S Parkcrest Dr · West Valley City, UT 84119

$720,000

8 bd · 4.0 ba · 3,374 sqft · MultiFamily public records · 113 Days on market

Built 1974 7,405 sqft 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• 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: 4 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

• Gas meters
• A/c
• On-site parking

Tags

• A/C
• ON-SITE PARKING
• SEPARATE WATER HEATERS
• ELECTRIC METERS
• GAS METERS
• FREEWAY ENTRANCE

Property features AI

Finance

• Financial info: Four total units; Typical unit: 2 beds, 1 bath; Reported actual rent example: $1,050 for a unit

Exterior

• Parking: Uncovered parking; 8 open parking spaces (total)
• Security: Fire alarm (interior)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Side-by-side multi-family units; Faces west; Residential use
• Construction: Built in 1992; Brick and concrete construction; Asphalt roof; Building is built and standing
• Exterior features: Sidewalks; Manual-full sprinkler system; Landscaped grounds

Interior

• Kitchen: Includes standard kitchen appliances (listed with units)
• Bedrooms: Four 2-bedroom units
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Gas central heating; Hot water heating
• Interior features: Fire alarm; Blinds
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $720k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive. Per door: $66/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 $589k (18.2% below list).
• Recommended offer: $589k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime D-, 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: Redwood School (math 6% / reading 8%, grade F, #583 of 585 statewide, top 100%, 486 students, 77% FRL); Granite Park Jr High (math 6% / reading 14%, grade F, #138 of 138 statewide, top 100%, 871 students, 70% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 70% FRL vs 45% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 29% district-wide (-18 pts) — the specific schools serving this property underperform the Granite District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 232 active listings in the ZIP; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• At $5,888/mo this rent would consume 99% of the median local household income ($71k/yr) (locally 1635% 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 113 days — a 9% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 29y ago; this cycle's ask has dropped $65k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $588,800 (18.2% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 18% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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: 0.82% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-113,285
• Equity at exit: $107,354

10-year hold

• IRR: -11.9%
• Equity multiple: 0.36×
• Total profit: $-129,532
• Equity at exit: $62,252

Cash invested: $201,600 (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 84119

• Rents YoY: 0.7%
• Active inventory: 232
• Price-to-rent: 40.8×

Monthly cashflow live

• Estimated rent: $5,888 high
• Mortgage (P&I): −$3,776
• Tax from tax record: −$313 /mo · $3,753/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,236
• Net cashflow: $263

Break-even live

Break-even rent $5,555

Max offer price $720,000

Occupancy floor 91%

Sensitivity live

Price	-10% $671	-5% $467	+0% $263	+5% $59	+10% $-145
Rent	-10% $-202	-5% $30	+0% $263	+5% $496	+10% $728
Rate	-1.0pp $626	-0.5pp $446	base $263	+0.5pp $76	+1.0pp $-113

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,888
Total (4 units)			$5,888

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: $180,000
• Closing costs: $21,600
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-18
   days on market $720,000 Active 113 DOM
2. 2026-06-18
   price $720,000 Active 112 DOM
3. 2026-06-17
   days on market $750,000 Active 112 DOM
4. 2026-06-16
   days on market $750,000 Active 111 DOM
5. 2026-06-15
   days on market $750,000 Active 110 DOM
6. 2026-06-13
   days on market $750,000 Active 108 DOM
7. 2026-06-09
   days on market $750,000 Active 104 DOM
8. 2026-06-08
   days on market $750,000 Active 103 DOM
9. 2026-06-07
   days on market $750,000 Active 102 DOM
10. 2026-06-03
    days on market $750,000 Active 98 DOM
11. 2026-06-02
    days on market $750,000 Active 97 DOM
12. 2026-06-01
    days on market $750,000 Active 96 DOM
13. 2026-05-31
    days on market $750,000 Active 95 DOM
14. 2026-05-05
    price $750,000
15. 2026-03-30
    price $760,000
16. 2026-02-26
    listed $785,000 Active
17. 2018-04-16
    soldstatus Sold 31-char remark

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    There are no remarks available.

18. 2018-04-16
    soldstatus

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    There are no remarks available.

19. 2018-02-25
    status Under Contract 31-char remark

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    There are no remarks available.

20. 2018-02-13
    status Active 31-char remark

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    There are no remarks available.

21. 2018-02-01
    status Under Contract 31-char remark

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    There are no remarks available.

22. 2018-01-06
    status Active 31-char remark

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    There are no remarks available.

23. 2017-12-31
    historical 31-char remark

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    There are no remarks available.

24. 2017-09-01
    status Active 31-char remark

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    There are no remarks available.

25. 2017-08-31
    historical 31-char remark

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    There are no remarks available.

26. 2017-06-03
    status Active 31-char remark

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    There are no remarks available.

27. 2017-05-31
    historical 31-char remark

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    There are no remarks available.

28. 2017-05-18
    price $345,000 31-char remark

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    There are no remarks available.

29. 2017-05-18
    status Active 31-char remark

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    There are no remarks available.

30. 2017-03-19
    status Under Contract 31-char remark

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    There are no remarks available.

31. 2017-03-09
    status Active 31-char remark

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    There are no remarks available.

32. 2016-12-13
    status Under Contract 31-char remark

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    There are no remarks available.

33. 2016-12-09
    status Active 31-char remark

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    There are no remarks available.

34. 2016-11-30
    historical 31-char remark

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    There are no remarks available.

35. 2016-11-01
    status Under Contract 31-char remark

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    There are no remarks available.

36. 2016-09-19
    price $321,500 31-char remark

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37. 2016-09-06
    listed $309,000 Active 31-char remark

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38. 2014-03-03
    historical
39. 2013-03-14
    listed $259,900
40. 2008-01-16
    soldstatus
41. 2007-09-05
    historical
42. 2007-06-29
    listed $299,999
43. 2006-11-29
    soldstatus
44. 2005-08-17
    soldstatus
45. 2005-08-16
    soldstatus
46. 2005-02-25
    listed $385,000
47. 1998-10-01
    soldstatus
48. 1998-06-10
    historical
49. 1997-12-16
    listed $207,000

ⓘ 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: $3,753 · $313/mo
• Projected year-2 tax: $4,752 · $396/mo
• Expected delta: +$999/yr (+$83/mo · 26.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,656
• − Mortgage interest: −$40,331
• − Property taxes: −$3,753
• − Insurance: −$3,600
• − Repairs & maintenance: −$5,652
• − Management: −$5,652
• − Depreciation: −$20,945
• Taxable loss: −$9,279
• Est. tax savings @ 24.0%: +$2,227
• After-tax cash flow: $5,383/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 — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 1%

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: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

+262.3% since first listed

36 events — show timeline

• 2026-05-05 Price Changed $750,000 WFRMLS
• 2026-03-30 Price Changed $760,000 WFRMLS
• 2026-02-26 Listed $785,000 WFRMLS
• 2018-04-16 Sold (Public Records) — Public Records
• 2018-04-16 Sold (MLS) — WFRMLS
• 2018-02-25 Pending — WFRMLS
• 2018-02-13 Relisted — WFRMLS
• 2018-02-01 Pending — WFRMLS
• 2018-01-06 Relisted — WFRMLS
• 2017-12-31 Listing Removed — WFRMLS
• 2017-09-01 Relisted — WFRMLS
• 2017-08-31 Listing Removed — WFRMLS
• 2017-06-03 Relisted — WFRMLS
• 2017-05-31 Listing Removed — WFRMLS
• 2017-05-18 Price Changed $345,000 WFRMLS
• 2017-05-18 Relisted — WFRMLS
• 2017-03-19 Pending — WFRMLS
• 2017-03-09 Relisted — WFRMLS
• 2016-12-13 Pending — WFRMLS
• 2016-12-09 Relisted — WFRMLS
• 2016-11-30 Listing Removed — WFRMLS
• 2016-11-01 Pending — WFRMLS
• 2016-09-19 Price Changed $321,500 WFRMLS
• 2016-09-06 Listed $309,000 WFRMLS
• 2014-03-03 Listing Removed — WFRMLS
• 2013-03-14 Listed $259,900 WFRMLS
• 2008-01-16 Sold (Public Records) — Public Records
• 2007-09-05 Listing Removed — WFRMLS
• 2007-06-29 Listed $299,999 WFRMLS
• 2006-11-29 Sold (Public Records) — Public Records
• 2005-08-17 Sold (MLS) — WFRMLS
• 2005-08-16 Sold (Public Records) — Public Records
• 2005-02-25 Listed $385,000 WFRMLS
• 1998-10-01 Sold (Public Records) — Public Records
• 1998-06-10 Listing Removed — WFRMLS
• 1997-12-16 Listed $207,000 WFRMLS

Property tax history

+4.3%/yr

Latest (2025): $3,753 · +9.1% YoY. Source: county tax records.