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Roylance Townhomes 984 E 900 S 30 Unit Apartment Building $11,518,823 CAD ($383,961 CAD/Unit) Provo, UT 84606
Investment Highlights
- PROXIMITY TO BYU CAMPUS
- CLEAR VALUE-ADD & OTHER INCOME POTENTIAL
- IRREPLACEABLE TOWNHOME-STYLE UNIT MIX
- OPERATIONAL UPSIDE THROUGH PROFESSIONAL MANAGEMENT
Executive Summary
Roylance Townhomes is a 100% occupied, 30-unit townhome-style community strategically located in Provo, Utah—one of the Mountain West’s most dynamic university-driven markets. Built in phases from 1997 to 2000 and owned by the original developer since construction, the property offers a rare opportunity to acquire a well-maintained asset with meaningful operational and revenue upside.
The community consists of 28 two-bedroom and 2 three-bedroom units with spacious, non-stacked townhome layouts, providing residents with enhanced privacy and functionality. Situated just minutes from Brigham Young University, Roylance benefits from consistent student-driven demand, strong leasing velocity, and long-term occupancy stability. The Provo-Orem metro continues to see robust population growth, expanding employment, and resilient economic fundamentals.
While current operations are stable, there is clear opportunity to increase performance through professional third-party management, implementation of ancillary income programs, and targeted interior renovations. With below-market in-place rents and operational efficiencies yet to be realized, Roylance Townhomes represents a compelling value-add opportunity with both organic rental growth and strategic repositioning upside in one of Utah’s most supply-constrained student housing markets.
The community consists of 28 two-bedroom and 2 three-bedroom units with spacious, non-stacked townhome layouts, providing residents with enhanced privacy and functionality. Situated just minutes from Brigham Young University, Roylance benefits from consistent student-driven demand, strong leasing velocity, and long-term occupancy stability. The Provo-Orem metro continues to see robust population growth, expanding employment, and resilient economic fundamentals.
While current operations are stable, there is clear opportunity to increase performance through professional third-party management, implementation of ancillary income programs, and targeted interior renovations. With below-market in-place rents and operational efficiencies yet to be realized, Roylance Townhomes represents a compelling value-add opportunity with both organic rental growth and strategic repositioning upside in one of Utah’s most supply-constrained student housing markets.
Financial Summary (Pro Forma - 2026) Click Here to Access |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
$99,999
|
$9.99
|
| Vacancy Loss |
$99,999
|
$9.99
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Pro Forma - 2026) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
Amenities
- Smoke Detector
Unit Amenities
- Air Conditioning
- Cable Ready
- Dishwasher
- Disposal
- Storage Space
- Washer/Dryer Hookup
- Heating
- Tile Floors
- Eat-in Kitchen
- Kitchen
- Granite Countertops
- High Speed Internet Access
- Refrigerator
- Oven
- Range
- Tub/Shower
- Views
- Walk-In Closets
- Carpet
- Wi-Fi
- Basement
- Dining Room
- Double Pane Windows
- Freezer
- Handrails
- Instant Hot Water
- Lawn
- Linen Closet
- Vinyl Flooring
- Wheelchair Accessible (Rooms)
- Window Coverings
- Large Bedrooms
Site Amenities
- Individual Locking Bedrooms
- Private Bathroom
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 2+1.5 | 28 | $1,926 CAD | 960 |
| 3+1 | 2 | $2,325 CAD | 1,680 |
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Fairly walkable
40/100
Exceptionally drivable
90/100
Limited public transit
30/100
Fairly bikeable
50/100
Property Taxes
| Parcel Numbers | Total Assessment | $4,130,962 CAD (2025) | |
| Land Assessment | $2,143,581 CAD (2025) | Annual Taxes | -$1 CAD ($0.00 CAD/SF) |
| Improvements Assessment | $5,365,777 CAD (2025) | Tax Year | 2026 |
Property Taxes
Parcel Numbers
Land Assessment
$2,143,581 CAD (2025)
Improvements Assessment
$5,365,777 CAD (2025)
Total Assessment
$4,130,962 CAD (2025)
Annual Taxes
-$1 CAD ($0.00 CAD/SF)
Tax Year
2026
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Presented by
Pendleton Real Estate LLC
Roylance Townhomes | 984 E 900 S
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