116 N Tremont St · Tremonton, UT 84337

$1,050,000

121 bd · 121.0 ba · 4,815 sqft · MultiFamily · 182 Days on market

Built 1942 0.34 ac lot ↓ 12% since listing

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 11 units. confirmed

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

Prime multifamily investment opportunity in the heart of Tremonton! Located at 116 N Tremont St, this solid brick 11-unit apartment building has been fully remodeled and is turnkey for any investor looking for stable cash flow in a high-demand rental market. The property features a durable metal roof, updated interiors throughout, and a clean, well-maintained exterior that enhances tenant appeal and reduces long-term maintenance. Situated just feet from downtown amenities, schools, shops, and community services, this property offers unbeatable convenience and affordable rents for tenants and consistent occupancy for owners. A rare chance to acquire a remodeled multifamily asset in one of T

Key facts

• Durable metal roof
• Fully remodeled
• Central location

Tags

• SOLID BRICK APARTMENT BUILDING
• FULLY REMODELED
• DURABLE METAL ROOF
• UPDATED INTERIORS
• CLEAN WELL MAINTAINED EXTERIOR
• CENTRAL LOCATION

Property features AI

Finance

• Financial info: Total of 11 units in the property (10 units of the primary unit type and 1 additional unit); Example rent for unit type: $625 (unit size listed as 250 square feet)

Exterior

• Utilities: Electricity connected; Sewer connected; Culinary (connected) water
• Home design: Single-story building; Property faces south; Used as residential; Commercial zoning
• Construction: Built in 2021; Brick exterior; Metal roofing; Building is built and standing
• Exterior features: Corner lot with sidewalks; Metal roof; Brick construction

Interior

• Kitchen: Units include basic kitchen (250 sq ft units — kitchen details not itemized)
• Bedrooms: Ten 1-bedroom units (unit type: 10 units with 10 total beds)
• Bathrooms: Each 1-bedroom unit includes 1 bathroom
• Heating & cooling: Electric forced-air heating
• Interior features: Has forced air electric heating
• Laundry & utility: Utilities connected: electricity, sewer, culinary water

What this means for you Summary

Snapshot

• This is a 11 × 11-bed/?-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $7k ($84k/yr) — positive. Per door: $637/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.05M).
• Recommended offer: $924k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#135 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F.
• Box Elder District (town): math 41% / reading 42% proficiency, ranked #38 of 80 in UT (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Park School (math 41% / reading 33%, grade F, #355 of 585 statewide, top 63%, 635 students, 39% FRL); Bear River High (math 28% / reading 45%, grade F, #86 of 171 statewide, top 52%, 1,172 students, 22% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 269 active listings in the ZIP; solid renter incomes; 461 units permitted in Box Elder County in 2024 (62 in 5+ unit buildings).
• At $18,058/mo this rent would consume 265% of the median local household income ($82k/yr) (locally 53% 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 $7k of loan paydown is wiped out by about $32k of value loss. Plan a longer hold.
• Box Elder County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $294k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($924k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $924,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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 1942 — 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: 1.72% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.61%
• DSCR: 2.27
• GRM: 4.8

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $276,567
• Equity at exit: $156,558

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $816,798
• Equity at exit: $90,785

Cash invested: $294,000 (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 84337

• Home prices YoY: -33.6%
• Active inventory: 269
• Price-to-rent: 53.3×

Monthly cashflow live

• Estimated rent: $18,058 medium
• Mortgage (P&I): −$5,506
• Tax est. 1.5%: −$1,312 /mo · $15,750/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,792
• Net cashflow: $7,010

Break-even live

Break-even rent $9,185

Max offer price $1,050,000

Occupancy floor 56%

Sensitivity live

Price	-10% $7,735	-5% $7,372	+0% $7,010	+5% $6,647	+10% $6,284
Rent	-10% $5,583	-5% $6,296	+0% $7,010	+5% $7,723	+10% $8,436
Rate	-1.0pp $7,538	-0.5pp $7,277	base $7,010	+0.5pp $6,737	+1.0pp $6,461

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

Units	Beds	Baths	Est. rent
▸ 11× units	11	—	$18,062
Total (11 units)			$18,058

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   days on market $1,050,000 Active 182 DOM
2. 2026-06-02
   days on market $1,050,000 Active 181 DOM
3. 2026-06-01
   days on market $1,050,000 Active 180 DOM
4. 2026-05-31
   days on market $1,050,000 Active 179 DOM
5. 2026-05-31
   days on market $1,050,000 Active 178 DOM
6. 2026-03-17
   price $1,050,000
7. 2025-12-04
   listed $1,200,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $216,696
• − Mortgage interest: −$58,816
• − Property taxes: −$15,750
• − Insurance: −$5,250
• − Repairs & maintenance: −$17,336
• − Management: −$17,336
• − Depreciation: −$30,545
• Taxable income: $71,663
• Est. tax owed @ 24.0%: −$17,199
• After-tax cash flow: $66,915/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: Box Elder District
• NCES district ID: 4900090
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,796
• Composite: 36.3/100
• National rank: #4698
• State rank: #38 of 80 in UT

Livability — Tremonton

• Score: 67/100
• State rank: #135
• US rank: #11139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tremonton, UT
• County: Box Elder County · 16,199 people
• City population: 16,199
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 16,199
• Household income: $81,683
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 53.0

Population outlook (Box Elder County) Hauer SSP2

• Today (2025): 55,528 people
• By 2030: 56,848 · +2.4%
• By 2040: 58,697 · +5.7%
• By 2050: 59,164 · +6.5%
• By 2075: 55,699 · +0.3%
• By 2100: 45,932 · -17.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 2% Scottish 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Box Elder

• 2024 margin: Solid R (+60.8) · D 18.2% · R 79.0% · Other 2.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -62.5pp · 2024: -60.8pp
• All cycles: 2024: R+60.8 2020: R+63.2 2016: R+51.4 2012: R+78.2 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.34%
• Current HPI: 283.5232
• Rent YoY: —
• 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

-12.5% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $1,050,000 WFRMLS
• 2025-12-04 Listed $1,200,000 WFRMLS

Property tax history

-5.1%/yr

Latest (2014): $1,483 · -10.0% YoY. Source: county tax records.