Multifamily Property with
For Sale
$7,200,000
679 S 200 E, Brigham City, UT 84302
Residential, Brigham City, UT
Property Size48,384 SF
Lot Size2.00 Acres
Price / SF$148.81
Days on Market10
Property Features for 679 S 200 E
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Multi-Family
Bedrooms
76
Bathrooms
38
Full bathrooms
38
Rooms
Bedroom 29, Bathroom 12, Bedroom 51, Bathroom 10, Bedroom 75, Bedroom 43, Bedroom 62, Bedroom 57, Bathroom 34, Bedroom 39, Bedroom 3, Bedroom 11, Bedroom 28, Bedroom 46, Bedroom 5, Bedroom 33, Bedroom 2, Bedroom 20, Bedroom 12, Bathroom 38, Bathroom 1, Bedroom 31, Bedroom 4, Bedroom 54, Bathroom 14, Bedroom 7, Bedroom 8, Bedroom 71, Bathroom 37, Bedroom 45, Bathroom 8, Bedroom 73, Bedroom 16, Bathroom 11, Bathroom 24, Bathroom 31, Bedroom 6, Bedroom 50, Bedroom 55, Bathroom 18, Bathroom 33, Bedroom 69, Bedroom 38, Bedroom 22, Bedroom 74, Bathroom 36, Bathroom 19, Bedroom 58, Bathroom 3, Bedroom 48, Bedroom 61, Bedroom 36, Bedroom 15, Bedroom 19, Bathroom 15, Bedroom 18, Bedroom 23, Bedroom 40, Bathroom 32, Bedroom 67, Bedroom 35, Bedroom 72, Bedroom 68, Bedroom 14, Bedroom 27, Bedroom 17, Bathroom 13, Bathroom 26, Bathroom 17, Bathroom 27, Bedroom 49, Bedroom 76, Bedroom 25, Bathroom 25, Bedroom 10, Bedroom 30, Bedroom 66, Bedroom 65, Bedroom 52, Bedroom 63, Bathroom 9, Bathroom 7, Bedroom 37, Bedroom 59, Bathroom 22, Bathroom 28, Bedroom 32, Bedroom 42, Bedroom 26, Bathroom 4, Bathroom 21, Bedroom 24, Bathroom 16, Bedroom 44, Bedroom 53, Bathroom 20, Bedroom 9, Bedroom 64, Bedroom 41, Bedroom 1, Bathroom 30, Bathroom 35, Bedroom 47, Bedroom 56, Bathroom 2, Bathroom 29, Bedroom 70, Bedroom 34, Bedroom 21, Bedroom 60, Bathroom 6, Bedroom 13, Bathroom 23, Bathroom 5
Parking
40
Window features
Blinds
Patio and Porch features
Porch
Interior features
Disposal, Range/Oven: Free Stdng., Dishwasher: Built-In
Exterior features
Double Pane Windows, Out Buildings, Porch: Open
Lot features
Corner Lot, Curb & Gutter, Road: Paved, Secluded, Sidewalks, Sprinkler: Auto- Full, View: Mountain
Elementary school
Mountain View
Middle school
Box Elder
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
031400048
Size
48,384 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Annual Amount
32647
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas, Forced Air
Amenities
playground
gazebo
laundry facility
green space
Building Details
Year built
1944
Number of units
38
Flooring type
Carpet, Tile, Linoleum
Building materials
Brick
Roof type
Asphalt
Listing Agency:
Besst Realty Group LLC
(801) 782-4575
Listed By:
Rebecca Cammack
(801) 718-6878
Added: Aug 13
Changed: Aug 22
Last Checked: Aug 22 at 6:06AM
MLS# 2178515
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 Multi-Family-zoned property contains 48,384 square feet across approximately 2 acres in Brigham City. The residential component includes seven four-unit buildings and two five-unit buildings, along with a 2,280-square-foot manufactured home with four bedrooms. Twenty separately rented storage sheds, a laundry facility, and an on-site management office add functional support and additional income-producing components.
Originally built in 1944, the property has received substantial updates. Nearly every unit has been renovated, with many featuring newer appliances. Other improvements include double-pane windows, replacement exterior doors, and roofs replaced within the past 10 years. Brick construction, asphalt roofing, forced-air natural gas heating, public sewer, green space, on-site parking, a playground, and a gazebo are also part of the property.
Originally built in 1944, the property has received substantial updates. Nearly every unit has been renovated, with many featuring newer appliances. Other improvements include double-pane windows, replacement exterior doors, and roofs replaced within the past 10 years. Brick construction, asphalt roofing, forced-air natural gas heating, public sewer, green space, on-site parking, a playground, and a gazebo are also part of the property.
Key Highlights
- 48,384‑square‑foot multifamily property on approximately 2 acres
- Seven buildings contain 4 units each; two additional buildings contain 5 units each
- Includes a 2,280‑square‑foot manufactured home with 4 bedrooms
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
$439,848
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
6.11%
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%
$8,796,960
$8.8M
Cap Rate 7%
$6,283,543
$6.3M
Cap Rate 9%
$4,887,200
$4.9M
Market Conditions
NOI Build-Up for 48,384 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
$853.5K $17.64/SF
− Vacancy
−$53.8K −$1.11/SF
EGI
$799.7K $16.53/SF
− OpEx
−$359.9K −$7.44/SF
NOI
$439.8K $9.09/SF
Area
Box Elder County, UT
Vacancy
6.30%
Lease Rate
$17.64 /SF/Yr
Expense Ratio
45.00%
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%
$8,796,960
Cap Rate 7%
$6,283,543
Cap Rate 9%
$4,887,200
Alternative Uses
Best Use
Apartment 5plus
$6.28M
$5.50M – $7.33M
NOI $439,848 @ 7.0% cap · market cap 6.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.56M
$10.99M – $14.66M
NOI $879,538 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
39
Residential units
Location Intelligence
Trade Area within ½ mile
420
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Multi-Family-zoned community with residential buildings, a manufactured home, storage sheds, laundry, and management space.
Where is this apartment building located?
The property is located at 679 S 200 E Brigham City, UT.
What is the asking price?
The asking price for this property is $7,200,000.
What are key features of this property?
This property features: 48,384‑square‑foot multifamily property on approximately 2 acres; Seven buildings contain 4 units each; two additional buildings contain 5 units each; Includes a 2,280‑square‑foot manufactured home with 4 bedrooms
