Legal Duplex with Mirrored
For Sale
$820,000
1136 W 100 N, Provo, UT 84601
Two four-bedroom residences include central air conditioning, appliances, updated finishes, and separate utility responsibility for tenants.
Property Size3,406 SF
Price / SF$240.75
Days on Market18
Property Features for 1136 W 100 N
General Information
Standard status
Active
Size
3,406 SF
Property subtype
Duplex
Financials
Gross Income
$57,600
Average Monthly Rent
$2,400
Units
Unit Mix
2 x 4BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Sprinkler System
Yes
Amenities
central A/C
Building Details
Building Size
3,406 SF
Year Built
1973
Listing Agency:
EXIT Realty Legacy
(801) 824-0678
Listed By:
Spencer Clawson · License #6608967-PB00
(801) 636-8426
Source:
Liftrealty
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 31 at 1:57PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of EXIT Realty Legacy
Investment Insights
Based on property information with market context.
Built in 1973, this legal duplex contains 3,406 square feet arranged as two mirrored residences. Each unit provides 4 bedrooms and 2 bathrooms, for a combined total of 8 bedrooms and 4 bathrooms. Central A/C, a sprinkler system, appliances, and countertops are in place. The roof, flooring, paint, and lighting were installed or updated 7 years ago.
The property is located at 1136 W 100 N in Provo, near downtown and freeway access. Both residences have been rented consistently, and tenants are responsible for all utilities. Showings are available by appointment; tenants should not be disturbed.
The property is located at 1136 W 100 N in Provo, near downtown and freeway access. Both residences have been rented consistently, and tenants are responsible for all utilities. Showings are available by appointment; tenants should not be disturbed.
Key Highlights
- Legal duplex with two mirrored 4‑bedroom, 2‑bath units
- 3,406 SF building with 8 bedrooms and 4 bathrooms
- Central A/C, sprinkler system, appliances, and countertops included
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
$36,716
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
4.48%
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%
$734,320
$734.3K
Cap Rate 7%
$524,514
$524.5K
Cap Rate 9%
$407,956
$408.0K
Market Conditions
NOI Build-Up for 3,406 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
$55.2K $16.20/SF
− Vacancy
−$2.7K −$0.80/SF
EGI
$52.5K $15.40/SF
− OpEx
−$15.7K −$4.62/SF
NOI
$36.7K $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%
$734,320
Cap Rate 7%
$524,514
Cap Rate 9%
$407,956
Alternative Uses
Best Use
Multifamily LT 5
$524.5K
$459.0K – $611.9K
NOI $36,716 @ 7.0% cap · market cap 4.48%
Second Best
Apartment 5plus
$481.0K
$420.9K – $561.2K
NOI $33,671 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$939.4K
$822.0K – $1.10M
NOI $65,756 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
412
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two four-bedroom residences include central air conditioning, appliances, updated finishes, and separate utility responsibility for tenants.
Where is this duplex located?
The property is located at 1136 W 100 N Provo, UT.
What is the asking price?
The asking price for this property is $820,000.
What are key features of this property?
This property features: Legal duplex with two mirrored 4‑bedroom, 2‑bath units; 3,406 SF building with 8 bedrooms and 4 bathrooms; Central A/C, sprinkler system, appliances, and countertops included
