124 W 880 S · Provo, UT 84601

$370,000

3 bd · 2.0 ba · 1,240 sqft · MultiFamily public records · 25 Days on market

Built 1982 4,791 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

There are no remarks available.

Key facts

• Fully fenced-in yard
• End-unit townhouse
• Mountain views

Tags

• END-UNIT TOWNHOUSE
• FULLY FENCED-IN YARD
• MOUNTAIN VIEWS
• 5 MINUTE WALK TO TRAX LINE
• 220V OUTLET FOR CAR CHARGER

Property features AI

Finance

• HOA & community: Subdivision: CREATIVE ESTATES

Exterior

• Parking: 3 open/uncovered parking spaces; RV parking available
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Townhouse, row-end; Faces west; Residential use
• Construction: Built and currently standing; Aluminum exterior; Asphalt roof
• Exterior features: Located on a cul-de-sac; Curb and gutter; Fully fenced yard; Sidewalks; Mountain view; Partially landscaped

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Primary bedroom on 2nd floor
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Blinds on windows; Storage shed(s); 8 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (12.4% below list).
• Recommended offer: $324k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#15 in UT, #602 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A.
• Provo District (urban): math 38% / reading 46% proficiency, ranked #44 of 80 in UT (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spring Creek School (math 35% / reading 38%, grade F, #371 of 585 statewide, top 64%, 456 students, 60% FRL); Centennial Middle (math 32% / reading 50%, grade F, #66 of 138 statewide, top 49%, 1,094 students, 32% FRL); Timpview High (math 35% / reading 61%, grade D, #35 of 171 statewide, top 20%, 2,341 students, 27% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 221 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).
• At $3,242/mo this rent would consume 58% of the median local household income ($67k/yr) (locally 1332% 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,200 (12.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.82% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.70×
• Total profit: $-30,831
• Equity at exit: $55,168

10-year hold

• IRR: 4.6%
• Equity multiple: 1.38×
• Total profit: $39,213
• Equity at exit: $31,991

Cash invested: $103,600 (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 84601

• Rents YoY: 5.8%
• Active inventory: 221
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $3,242 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $311

Break-even live

Break-even rent $2,848

Max offer price $370,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,242
Total (2 units)			$3,242

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 W 1020 S #3 Provo, UT	3.0	2.0	1000	$2,000	$2.00	14d	1	0.24mi
237 W 1020 S #3 Provo, UT	3.0	2.0	1000	$2,000	$2.00	23d	1	0.24mi
77 W 500 S Provo, UT	2.0	1.0–2.0	928	$1,761	$1.90	2d	5	0.24mi
580 S 300 W Unit 2 Provo, UT	2.0	1.0	910	$1,120	$1.23	23d	1	0.29mi
61 W 400 S Provo, UT	2.0	2.0	860	$1,835	$2.13	2d	14	0.34mi
750 S 650 W Provo, UT	1.0–3.0	1.0–2.0	703	$1,725	$2.45	2d	1	0.50mi
215 S 400 W Unit A Provo, UT	2.0	1.0	1000	$1,495	$1.50	23d	1	0.58mi
138 S 300 W Provo, UT	2.0	1.0	890	$1,250	$1.40	23d	1	0.64mi
306 S 400 E Provo, UT	2.0	2.0	900	$1,300	$1.44	19d	1	0.65mi
550 W 200 S #5 Provo, UT	2.0	1.0	703	$1,150	$1.64	19d	1	0.71mi
271 S 700 W Provo, UT	2.0	1.0	950	$1,700	$1.79	23d	1	0.72mi
63 E Center St Provo, UT	2.0	1.5–2.0	885	$1,628	$1.84	2d	4	0.79mi
755 E 950 South St Provo, UT	3.0	1.5	1300	$1,600	$1.23	19d	1	0.80mi
757 E 950 S Provo, UT	3.0	1.5	1300	$1,600	$1.23	23d	1	0.81mi
35 N 300 W Provo, UT	2.0	2.0	1004	$2,015	$2.01	2d	1	0.81mi
1662 S 400 W Provo, UT	3.0	2.0	1205	$1,775	$1.47	2d	1	0.83mi
1075 S 810 E Provo, UT	2.0	1.5	1068	$1,550	$1.45	14d	1	0.89mi
268 S 900 W Unit 2 Provo, UT	2.0	1.0	806	$1,025	$1.27	11d	1	0.89mi
490 S State St Provo, UT	1.0–2.0	1.0–2.0	1054	$1,719	$1.63	2d	1	0.89mi
950 W 200 S Unit 6 Provo, UT	2.0	1.0	790	$1,100	$1.39	23d	1	0.95mi
389 S State St Provo, UT	2.0–3.0	1.5–2.0	1134	$1,550	$1.37	11d	1	0.98mi
353 E 200 N Unit 15 Provo, UT	2.0	1.0	720	$1,175	$1.63	14d	1	1.05mi
266 N 300 E Apt 27 Provo, UT	2.0	1.0	720	$1,175	$1.63	23d	1	1.07mi
809 E 50 S Provo, UT	3.0	1.0	926	$1,450	$1.57	23d	1	1.10mi
255 400 N Provo, UT	2.0	1.0	910	$1,250	$1.37	23d	1	1.10mi
480 N Freedom Blvd Provo, UT	2.0	1.0–2.0	860	$1,999	$2.32	2d	6	1.18mi
1125 E 960 S Unit 7 Provo, UT	2.0	1.0	837	$1,195	$1.43	23d	1	1.20mi
280 N 900 W Provo, UT	4.0	4.0	1234	$450	$0.36	23d	1	1.22mi
111 S 1000 E Provo, UT	3.0	1.0	1059	$1,549	$1.46	14d	1	1.24mi
424 N 300 E Provo, UT	2.0	1.0	662	$1,499	$2.26	23d	5	1.24mi
360 N 900 W Provo, UT	2.0	1.0	700	$1,325	$1.89	23d	1	1.28mi
747 Freedom Boulevard 200 W #3 Provo, UT	3.0	2.0	1300	$487	$0.37	19d	1	1.41mi
401 N 900 E Provo, UT	2.0	1.0	850	$1,100	$1.29	19d	8	1.44mi

Listing history 22 events

1. 2026-06-08
   days on market $370,000 Active 25 DOM
2. 2026-06-07
   days on market $370,000 Active 24 DOM
3. 2026-06-03
   days on market $370,000 Active 20 DOM
4. 2026-06-02
   days on market $370,000 Active 19 DOM
5. 2026-06-01
   days on market $370,000 Active 18 DOM
6. 2026-05-31
   days on market $370,000 Active 17 DOM
7. 2026-05-31
   pricedays on market $370,000 Active 16 DOM
8. 2026-05-19
   status Active
9. 2026-05-12
   status Under Contract
10. 2026-05-08
    listed $375,000 Active
11. 2018-11-21
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2018-11-21
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2018-10-19
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

14. 2018-10-11
    listed $210,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2018-04-05
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2018-04-05
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2018-03-05
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2018-03-01
    listed $195,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2015-07-14
    soldstatus
20. 2015-07-13
    soldstatus
21. 2014-11-11
    listed $120,000
22. 1991-05-31
    soldstatus

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $2,442 · $204/mo
• Expected delta: +$573/yr (+$48/mo · 30.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,904
• − Mortgage interest: −$20,726
• − Property taxes: −$1,869
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,112
• − Management: −$3,112
• − Depreciation: −$10,764
• Taxable loss: −$2,529
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $4,339/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: Provo District
• NCES district ID: 4900810
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $40,698
• Composite: 35.24/100
• National rank: #4980
• State rank: #44 of 80 in UT

Livability — Provo

• Score: 85/100
• State rank: #15
• US rank: #602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Provo, UT
• County: Utah County · 661,754 people
• City population: 112,727
• Metro: Provo-Orem, UT
• Population (ZIP): 32,330
• Household income: $67,207
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1332.0

Population outlook (Utah County) Hauer SSP2

• Today (2025): 693,420 people
• By 2030: 757,324 · +9.2%
• By 2040: 893,178 · +28.8%
• By 2050: 1,035,842 · +49.4%
• By 2075: 1,376,733 · +98.5%
• By 2100: 1,609,388 · +132.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 12% Asian 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 3% Italian 2% Scottish 2%
• Foreign-born: 19% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 27% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Utah

• 2024 margin: Solid R (+39.8) · D 28.5% · R 68.3% · Other 3.2%
• 2008→2024 swing: +19.1pp toward D · 2008: -58.9pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+41.0 2016: R+37.3 2012: R+78.5 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -254.42%
• Current HPI: 315.3963
• Rent YoY: ▲ 5.82%
• Metro: Provo-Orem, 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

+212.5% since first listed

15 events — show timeline

• 2026-05-19 Relisted — WFRMLS
• 2026-05-12 Pending — WFRMLS
• 2026-05-08 Listed $375,000 WFRMLS
• 2018-11-21 Sold (Public Records) — Public Records
• 2018-11-21 Sold (MLS) — WFRMLS
• 2018-10-19 Pending — WFRMLS
• 2018-10-11 Listed $210,000 WFRMLS
• 2018-04-05 Sold (Public Records) — Public Records
• 2018-04-05 Sold (MLS) — WFRMLS
• 2018-03-05 Pending — WFRMLS
• 2018-03-01 Listed $195,000 WFRMLS
• 2015-07-14 Sold (Public Records) — Public Records
• 2015-07-13 Sold (MLS) — WFRMLS
• 2014-11-11 Listed $120,000 WFRMLS
• 1991-05-31 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,869 · -5.5% YoY. Source: county tax records.