Duplex With Basement
For Sale
$389,900
270 S 900 W, Provo, UT 84601
Residential, Provo, UT
Property Size1,368 SF
Lot Size0.15 Acres
Price / SF$285.01
Days on Market315
Property Features for 270 S 900 W
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Single-Family
Zoning description
R16
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 3, Basement
Interior features
Basement Apartment
Exterior features
Basement Entrance, Out Buildings
Lot features
Curb & Gutter, Fenced: Part, Road: Paved, Sidewalks, View: Mountain
Elementary school
Franklin
Middle school
Dixon
High school
Provo
Elementary school district
Provo
Middle school district
Provo
High school district
Provo
Subdivision
Provo; Mamth; Springville
Standard status
Active
APN
04-032-0002
Size
1,368 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
2117
Utilities
Heating system
Natural Gas, Forced Air
Building Details
Year built
1935
Number of units
2
Building materials
Frame, Stucco
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Berkshire Hathaway HomeServices Elite Real Estate
(801) 224-9011
Listed By:
Dallin Nelson · License #5486147
(801) 830-3930
Added: Oct 27, 2025
Changed: Sep 2
Last Checked: Sep 6 at 1:06AM
MLS# 2123058
Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 1,368 square feet and includes a basement apartment, basement entrance, outbuildings, and a two-bathroom, three-bedroom room configuration. The 1935 property features frame and stucco construction, an asphalt roof, and natural-gas forced-air heating. The lot encompasses 0.15 acres, and the zoning is Single-Family.
The property is in west Provo with access to I-15 and shops in downtown Provo. Existing tenants are in place, and the property does not have an HOA or CCRs. The source information identifies consistent rent payments, while buyers are responsible for verifying property details and financial information.
The property is in west Provo with access to I-15 and shops in downtown Provo. Existing tenants are in place, and the property does not have an HOA or CCRs. The source information identifies consistent rent payments, while buyers are responsible for verifying property details and financial information.
Key Highlights
- Duplex with a basement apartment and basement entrance
- 1,368 square feet on a 0.15‑acre lot
- Built in 1935 with frame and stucco construction
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,747
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.78%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$294,940
$294.9K
Cap Rate 7%
$210,671
$210.7K
Cap Rate 9%
$163,856
$163.9K
Market Conditions
NOI Build-Up for 1,368 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.2K $16.20/SF
− Vacancy
−$1.1K −$0.80/SF
EGI
$21.1K $15.40/SF
− OpEx
−$6.3K −$4.62/SF
NOI
$14.7K $10.78/SF
Area
Provo, UT
Vacancy
4.94%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$294,940
Cap Rate 7%
$210,671
Cap Rate 9%
$163,856
Alternative Uses
Best Use
Multifamily LT 5
$210.7K
$184.3K – $245.8K
NOI $14,747 @ 7.0% cap · market cap 3.78%
Second Best
Apartment 5plus
$193.2K
$169.1K – $225.4K
NOI $13,524 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$377.3K
$330.1K – $440.2K
NOI $26,410 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Explore this area
Business Placement
Demographics for 84601, UT
33,986
Population
11,673
Households
2.9
Avg Household Size
27
Median Age
33%
College-Educated
86%
High-School Grad
13.3 sq mi
ZIP Area
2,555
Density / Sq Mi
$64,758
Median Household Income
$30,548
Median Earnings
$1,173
Median Rent
$370,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Frame-and-stucco property with a basement entrance, natural-gas forced-air heat, and no HOA or CCRs.
Where is this duplex located?
The property is located at 270 S 900 W Provo, UT.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: Duplex with a basement apartment and basement entrance; 1,368 square feet on a 0.15‑acre lot; Built in 1935 with frame and stucco construction
