Remodeled Duplex with Orchard
For Sale
$649,900
530 S 900 W, Brigham City, UT 84302
Residential, Brigham City, UT
Property Size2,746 SF
Lot Size0.38 Acres
Price / SF$236.67
Days on Market52
Property Features for 530 S 900 W
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Multi-Family
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 6, Bathroom 3, Bedroom 4, Bathroom 1, Bedroom 2
Parking features
Covered
Patio and Porch features
Porch
Interior features
Alarm: Fire, Closet: Walk-In, Disposal, Kitchen: Second, Kitchen: Updated, Range: Gas, Range/Oven: Free Stdng., Dishwasher: Built-In
Exterior features
Double Pane Windows, Porch: Open, Skylights, Sliding Glass Doors, Storm Doors
Lot features
Curb & Gutter, Fenced: Part, Secluded, Sprinkler: Auto- Full, View: Mountain, Drip Irrigation: Auto- Part
Elementary school
Lake View
Middle school
Adele C. Young
High school
Box Elder
Elementary school district
Box Elder
Middle school district
Box Elder
High school district
Box Elder
Subdivision
Brigham City; Perry; Mantua
Standard status
Active
APN
03-115-0082
Size
2,746 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Annual Amount
2766
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas, Central
Building Details
Year built
1990
Number of units
2
Flooring type
Laminate, Carpet
Building materials
Brick
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Ari Realty and Investments
(801) 577-2365
Listed By:
John Armstrong
(801) 390-4693
Added: Aug 4
Changed: Sep 13
Last Checked: Sep 24 at 4:06AM
MLS# 2176450
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 2,746-square-foot brick duplex was built in 1990 and is currently being converted into a legal duplex. The layout includes two updated three-bedroom units, providing separate kitchens and a total of six bedrooms and three bathrooms. Interior details include walk-in closet space, gas ranges, built-in dishwashers, laminate and carpet flooring, forced-air central heating, and natural gas service. Covered parking and an open porch add practical exterior features.
Set on 0.38 acres at 530 S 900 W in Brigham City, the property includes peaceful orchard views. The parcel is served by public sewer and carries Multi-Family zoning. Double-pane windows, storm doors, skylights, and sliding glass doors are also included.
Set on 0.38 acres at 530 S 900 W in Brigham City, the property includes peaceful orchard views. The parcel is served by public sewer and carries Multi-Family zoning. Double-pane windows, storm doors, skylights, and sliding glass doors are also included.
Key Highlights
- Two updated 3‑bedroom units in the process of conversion to a legal duplex
- 2,746 square feet on a 0.38‑acre lot
- Multi‑Family zoning with public sewer service
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
$27,109
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
4.17%
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%
$542,180
$542.2K
Cap Rate 7%
$387,271
$387.3K
Cap Rate 9%
$301,211
$301.2K
Market Conditions
NOI Build-Up for 2,746 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
$41.2K $15.00/SF
− Vacancy
−$2.5K −$0.90/SF
EGI
$38.7K $14.10/SF
− OpEx
−$11.6K −$4.23/SF
NOI
$27.1K $9.87/SF
Area
Box Elder County, UT
Vacancy
5.98%
Lease Rate
$15.00 /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%
$542,180
Cap Rate 7%
$387,271
Cap Rate 9%
$301,211
Alternative Uses
Best Use
Multifamily LT 5
$387.3K
$338.9K – $451.8K
NOI $27,109 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$356.6K
$312.0K – $416.1K
NOI $24,963 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$713.1K
$624.0K – $832.0K
NOI $49,918 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Explore this area
Business Placement
Demographics for 84302, UT
26,564
Population
9,355
Households
2.8
Avg Household Size
34
Median Age
30%
College-Educated
93%
High-School Grad
79.5 sq mi
ZIP Area
334
Density / Sq Mi
$75,247
Median Household Income
$39,468
Median Earnings
$957
Median Rent
$343,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 updated three-bedroom units are being converted within a brick multifamily property on a spacious residential lot.
Where is this duplex located?
The property is located at 530 S 900 W Brigham City, UT.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two updated 3‑bedroom units in the process of conversion to a legal duplex; 2,746 square feet on a 0.38‑acre lot; Multi‑Family zoning with public sewer service
