5619 S 2200 W · Roy, UT 84067

$679,000

16 bd · 76.0 ba · 4,904 sqft · MultiFamily · 102 Days on market

Built 1960 Average condition 10,018 sqft lot ↓ 3% since listing

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.8/5.0
• Rent growth +2.4/5.0
• 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

Fully brick fourplex with a metal roof. Updated electrical boxes, undated furnaces, central air units, windows up and water heaters. Each unit has stack washer/dryer except 5617 unit has laundry down. Two units have walk in showers/ two units has tubs. Well maintained, easy care yard, zeroscaped. All hardwood floors and tile.

Key facts

• Stack washer dryer
• Metal roof
• Updated furnaces

Tags

• FULLY BRICK FOURPLEX
• METAL ROOF
• UPDATED ELECTRICAL BOXES
• UPDATED FURNACES
• CENTRAL AIR UNITS
• STACK WASHER DRYER

Property features AI

Finance

• Other: Landscaping: full and xeriscaped areas; Topography: mostly flat
• Financial info: Multi-family zoning; Property contains 4 total units; Unit rents (as reported): two units at $1,000 each; two units at $800 each (one listing shows 4 units with $1,000 rent and square footage noted for a larger unit)

Exterior

• Parking: Uncovered open parking; Five total parking spaces (all open)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water
• Home design: Side-by-side multi-family building; Single-level living / ground level accessibility; Faces southeast; Agent owned; Residential use
• Construction: Built in 2015 (effective year); Brick construction; Metal roof; Building in good standing / built and standing
• Exterior features: Basement entrance; Walkout; Double pane windows; Storm doors; Partially fenced; Curb and gutter; Sidewalks; Automatic full sprinkler system; Mountain view

Interior

• Kitchen: Updated kitchen(s); Free standing range/oven; Built-in dishwasher
• Bedrooms: Four 2-bedroom units (unit breakdown below includes bedroom counts per unit); One 2-bedroom unit; Three 1-bedroom units
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Total of 4 bathrooms across units; Some units include 1/4 bath (as noted in directions)
• Heating & cooling: Forced air heating; Gas central heating
• Interior features: Updated kitchen; Range/oven (free standing); Built-in dishwasher; Blinds; Window coverings
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/19.0-bath units multifamily listed at $679k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $399/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $679k).
• Recommended offer: $618k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#32 in UT, #1,449 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities F.
• Weber District (suburban): math 36% / reading 35% proficiency, ranked #56 of 80 in UT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Midland School (math 37% / reading 28%, grade F, #416 of 585 statewide, top 71%, 568 students, 29% FRL); Roy Jr High (math 23% / reading 25%, grade F, #123 of 138 statewide, top 90%, 1,008 students, 37% FRL); Roy High (math 15% / reading 39%, grade F, #131 of 171 statewide, top 79%, 1,834 students, 28% FRL).
• Market conditions: Rents soft (-0.5%/yr); 203 active listings in the ZIP; solid renter incomes; 1,630 units permitted in Weber County in 2024 (521 in 5+ unit buildings).
• At $7,958/mo this rent would consume 105% of the median local household income ($91k/yr) (locally 216% 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 $20k 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 102 days — a 9% lower offer ($618k) is reasonable based on typical stale-listing flexibility.

Recommended offer $617,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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 1960 — 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 D-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. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-31,680
• Equity at exit: $101,241

10-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $13,531
• Equity at exit: $58,708

Cash invested: $190,120 (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 84067

• Rents YoY: -0.5%
• Active inventory: 203
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $7,958 high
• Mortgage (P&I): −$3,561
• Tax est. 1.5%: −$849 /mo · $10,185/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,671
• Net cashflow: $1,594

Break-even live

Break-even rent $5,940

Max offer price $679,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	19	$7,956
Total (4 units)			$7,958

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $679,000 Active 102 DOM
2. 2026-06-17
   days on market $679,000 Active 101 DOM
3. 2026-06-16
   days on market $679,000 Active 100 DOM
4. 2026-06-15
   days on market $679,000 Active 99 DOM
5. 2026-06-14
   days on market $679,000 Active 97 DOM
6. 2026-06-10
   days on market $679,000 Active 94 DOM
7. 2026-06-09
   days on market $679,000 Active 93 DOM
8. 2026-06-08
   days on market $679,000 Active 92 DOM
9. 2026-06-07
   days on market $679,000 Active 91 DOM
10. 2026-06-05
    days on market $679,000 Active 88 DOM
11. 2026-06-03
    days on market $679,000 Active 87 DOM
12. 2026-06-02
    days on market $679,000 Active 86 DOM
13. 2026-06-01
    days on market $679,000 Active 85 DOM
14. 2026-05-31
    days on market $679,000 Active 84 DOM
15. 2026-05-31
    days on market $679,000 Active 83 DOM
16. 2026-04-22
    price $679,000
17. 2026-03-08
    listed $699,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 15 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: $95,496
• − Mortgage interest: −$38,035
• − Property taxes: −$10,185
• − Insurance: −$3,395
• − Repairs & maintenance: −$7,640
• − Management: −$7,640
• − Depreciation: −$19,753
• Taxable income: $8,849
• Est. tax owed @ 24.0%: −$2,124
• After-tax cash flow: $17,009/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 · 10 photos

Average 55/100 Moderate rehab

The property is a fourplex with average condition, requiring moderate repairs and maintenance. Upgrading the interior and exterior can significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are wooden and show some wear.
• Minor Bathroom fixtures — The fixtures in the bathrooms appear to be in good condition.
• Minor Exterior paint — The exterior paint appears to be in good condition.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers.
• Resale Replace kitchen cabinets — New cabinets can significantly improve the kitchen's appearance and functionality.
• Resale Upgrade bathroom fixtures — Modern fixtures can enhance the bathroom's appeal and functionality.
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can attract more potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are wooden and show some wear.	Minor	$500–3,000
Bathroom fixtures · The fixtures in the bathrooms appear to be in good condition.	Minor	$500–3,000
Exterior paint · The exterior paint appears to be in good condition.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers. ↑
• Resale Replace kitchen cabinets — New cabinets can significantly improve the kitchen's appearance and functionality. ↑
• Resale Upgrade bathroom fixtures — Modern fixtures can enhance the bathroom's appeal and functionality. ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can attract more potential buyers and renters. ↑

ⓘ 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: Weber District
• NCES district ID: 4901200
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $65,750
• Composite: 32.28/100
• National rank: #5757
• State rank: #56 of 80 in UT

Livability — Roy

• Score: 81/100
• State rank: #32
• US rank: #1449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roy, UT
• County: Weber County · 260,557 people
• City population: 38,794
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 38,794
• Household income: $91,115
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 216.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -284.84%
• Current HPI: 323.642
• Rent YoY: ▼ -0.45%
• 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

-2.9% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $679,000 WFRMLS
• 2026-03-08 Listed $699,000 WFRMLS