Duplex with In-Unit
For Sale
$699,000
3077 W LEHMAN Ave, West Valley City, UT 84119
Residential, West Valley City, UT
Property Size3,377 SF
Lot Size0.25 Acres
Price / SF$206.99
Days on Market11
Property Features for 3077 W LEHMAN Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Multi-Family
Zoning description
1208
Bedrooms
7
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 7, Bedroom 3, Bathroom 2, Bedroom 6, Bedroom 4, Bathroom 3
Parking
6
Parking features
Covered
Subdivision
LEHMAN SUB
Elementary school
Rolling Meadows
Middle school
Valley
High school
Granger
Elementary school district
Granite
Middle school district
Granite
High school district
Granite
Standard status
Active
APN
15-33-105-008
Size
3,377 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
4543
Utilities
Heating system
Natural Gas, Central
Amenities
in-unit laundry
central air
Building Details
Year built
1972
Number of units
2
Roof type
Asphalt
Architectural style
Other
Listing Agency:
EXP Realty, LLC
(801) 499-6087
Listed By:
Kelly Albert Denney
(385) 419-1397
Added: Sep 15
Changed: Sep 24
Last Checked: Sep 25 at 4:06AM
MLS# 2187368
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 1972 duplex contains 3,377 square feet on a 0.25-acre lot. Both units have in-unit laundry and separate side entrances, with central air added in 2017 and 2020. One furnace and one water heater were replaced in 2017. The property has natural gas heating, covered parking, and an asphalt roof. Zoning is Multi-Family.
The property is near Valley Fair Mall, the Maverik Center, TRAX stations, the planned University of Utah Eccles Health Campus, and Intermountain Health’s Fairbourne Campus, with access to I-215. The listing describes a conceptual possibility of four units, subject to verification with West Valley City; no additional unit count is represented here as approved.
The property is near Valley Fair Mall, the Maverik Center, TRAX stations, the planned University of Utah Eccles Health Campus, and Intermountain Health’s Fairbourne Campus, with access to I-215. The listing describes a conceptual possibility of four units, subject to verification with West Valley City; no additional unit count is represented here as approved.
Key Highlights
- 3,377 square feet on a 0.25‑acre lot
- Both units have in‑unit laundry and separate side entrances
- Central air added in 2017 and 2020
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
$36,572
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
5.23%
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%
$731,440
$731.4K
Cap Rate 7%
$522,457
$522.5K
Cap Rate 9%
$406,356
$406.4K
Market Conditions
NOI Build-Up for 3,377 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
$54.7K $16.20/SF
− Vacancy
−$2.5K −$0.73/SF
EGI
$52.2K $15.47/SF
− OpEx
−$15.7K −$4.64/SF
NOI
$36.6K $10.83/SF
Area
West Valley City, UT
Vacancy
4.50%
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%
$731,440
Cap Rate 7%
$522,457
Cap Rate 9%
$406,356
Alternative Uses
Best Use
Multifamily LT 5
$522.5K
$457.2K – $609.5K
NOI $36,572 @ 7.0% cap · market cap 5.23%
Second Best
Apartment 5plus
$471.6K
$412.6K – $550.2K
NOI $33,010 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$966.8K
$845.9K – $1.13M
NOI $67,675 @ 7.0% cap · market cap 9.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
893
Businesses Nearby
Explore this area
Business Placement
Demographics for 84119, UT
54,143
Population
16,811
Households
3.2
Avg Household Size
31
Median Age
16%
College-Educated
79%
High-School Grad
11.5 sq mi
ZIP Area
4,708
Density / Sq Mi
$66,616
Median Household Income
$35,676
Median Earnings
$1,418
Median Rent
$341,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences have separate side entrances, and central air serves both units.
Where is this duplex located?
The property is located at 3077 W LEHMAN Ave West Valley City, UT.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 3,377 square feet on a 0.25‑acre lot; Both units have in‑unit laundry and separate side entrances; Central air added in 2017 and 2020
