Brick Quadplex with Central
New
For Sale
$910,000
685 S STUBBS Ave W, Provo, UT 84601
Residential, Provo, UT
Property Size3,294 SF
Lot Size0.25 Acres
Price / SF$276.26
Days on Market2
Property Features for 685 S STUBBS Ave W
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
Multi-Family
Zoning description
MULTI
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 2, Bathroom 4, Bedroom 2, Bedroom 7, Bedroom 4, Bedroom 5, Bathroom 1, Bedroom 8, Bedroom 6, Bedroom 1, Bathroom 3
Parking
8
Window features
Blinds
Interior features
Range/Oven: Free Stdng.
Exterior features
Double Pane Windows, Out Buildings, Lighting
Subdivision
HEATHER SUB
Lot features
Fenced: Part, Road: Paved, Sprinkler: Auto- Full, View: Mountain
Elementary school
Sunset View
Middle school
Centennial
High school
Timpview
Elementary school district
Provo
Middle school district
Provo
High school district
Provo
Standard status
Active
APN
41-078-0021
Size
3,294 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
4796
Utilities
Heating system
Forced Air, Central, Natural Gas
Amenities
gas fireplaces
central air
washer and dryer hookups
pantry
motion sensor lights
2 sheds
Building Details
Year built
1978
Number of units
4
Flooring type
Tile, Carpet
Building materials
Brick
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Equity Real Estate (Results)
(801) 610-9394
Listed By:
Scott L Oldroyd
(801) 369-5500
Added: Aug 29
Last Checked: Aug 30 at 7:06PM
MLS# 2182079
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 3,294-square-foot quadplex in Provo contains four units with eight bedrooms and four bathrooms. Each unit has central air, a kitchen pantry, washer and dryer hookups, and a gas fireplace. The 1978 building features brick construction, double-pane windows, forced-air heating, and natural gas service. New energy-efficient windows and soffits were installed in 2026.
The property occupies 0.25 acres and provides off-street parking for 8 cars. Two sheds add exterior storage, while motion-sensor lighting is installed around the property. The parcel backs up to Franklin Park and includes mountain views. Recent pavement work and an asphalt roof complete the existing improvements.
The property occupies 0.25 acres and provides off-street parking for 8 cars. Two sheds add exterior storage, while motion-sensor lighting is installed around the property. The parcel backs up to Franklin Park and includes mountain views. Recent pavement work and an asphalt roof complete the existing improvements.
Key Highlights
- Four‑unit quadplex with 3,294 square feet
- Eight bedrooms and four bathrooms
- Central air, gas fireplaces, and washer and dryer hookups in all units
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
$35,509
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
3.90%
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%
$710,180
$710.2K
Cap Rate 7%
$507,271
$507.3K
Cap Rate 9%
$394,544
$394.5K
Market Conditions
NOI Build-Up for 3,294 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
$53.4K $16.20/SF
− Vacancy
−$2.6K −$0.80/SF
EGI
$50.7K $15.40/SF
− OpEx
−$15.2K −$4.62/SF
NOI
$35.5K $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%
$710,180
Cap Rate 7%
$507,271
Cap Rate 9%
$394,544
Alternative Uses
Best Use
Multifamily LT 5
$507.3K
$443.9K – $591.8K
NOI $35,509 @ 7.0% cap · market cap 3.90%
Second Best
Apartment 5plus
$465.2K
$407.1K – $542.7K
NOI $32,564 @ 7.0% cap · market cap 3.58%
Theoretical Best
Office A
$908.5K
$794.9K – $1.06M
NOI $63,593 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
679
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?
Quadplex - Four-unit property with gas fireplaces, washer and dryer hookups, and off-street parking.
Where is this quadplex located?
The property is located at 685 S STUBBS Ave W Provo, UT.
What is the asking price?
The asking price for this property is $910,000.
What are key features of this property?
This property features: Four‑unit quadplex with 3,294 square feet; Eight bedrooms and four bathrooms; Central air, gas fireplaces, and washer and dryer hookups in all units
