Fourplex with Covered
For Sale
$899,500
1171 100 East, Orem, UT 84058
Well-maintained fourplex with four updated 2-bedroom units, each offering in-unit laundry and dedicated parking.
Property Size3,324 SF
Price / SF$270.61
Days on Market114
Property Features for 1171 100 East
General Information
Standard status
Active
Size
3,324 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$3,776
Amenities
in-unit laundry
radiant heat
covered carport
outdoor space
low-maintenance turf grass
side grassy area
Ceiling Fan(s), Air Cond. Unit
3
Vinyl
Smoke Alarm
Disposal, Refrigerator, Dishwasher, Oven
Alarm -Smoke/Fire
Asphalt
Full
Porch
Parking. Storage Area. Fenced Yard.
4 Carport Spaces. Other Parking, Detached Carport.
Brick, Brick Trim/Veneer
Mountain
0.2
Extra Storage. Public Roads.
Building Details
Year Built
1969
Tenancy
Multi
Listing Agency:
Real Broker, LLC (Heber City)
(435) 571-1175
Listed By:
Jason Wilcock
(435) 590-4480
Source:
Xome
Added: Apr 20
Changed: Aug 7
Last Checked: Aug 11 at 4:43AM
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 Real Broker, LLC (Heber City)
Investment Insights
Based on property information with market context.
This well-maintained fourplex includes four spacious 2-bedroom, 1-bath units. Each unit features in-unit laundry, a full kitchen, and radiant heat, along with refreshed interior finishes such as updated flooring, cabinets, and countertops. Residents also have dedicated parking with one open space and one covered carport per unit.
The property includes outdoor space with low-maintenance turf grass in the front and a side grassy area. It is located near UVU and BYU, within walking distance to University Mall, and close to shopping and dining.
As a residential income property, the building presents a consistent unit layout across all four apartments, with practical amenities designed for day-to-day comfort.
The property includes outdoor space with low-maintenance turf grass in the front and a side grassy area. It is located near UVU and BYU, within walking distance to University Mall, and close to shopping and dining.
As a residential income property, the building presents a consistent unit layout across all four apartments, with practical amenities designed for day-to-day comfort.
Key Highlights
- Well‑maintained 4‑plex built in 1969 with four 2‑bedroom, 1‑bath units
- Each unit includes in‑unit laundry, a full kitchen, and radiant heat
- Units feature refreshed interiors with updated flooring, cabinets, and countertops; vinyl flooring listed
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
$30,665
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
3.41%
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%
$613,300
$613.3K
Cap Rate 7%
$438,071
$438.1K
Cap Rate 9%
$340,722
$340.7K
Market Conditions
NOI Build-Up for 3,324 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
$45.9K $13.80/SF
− Vacancy
−$2.1K −$0.62/SF
EGI
$43.8K $13.18/SF
− OpEx
−$13.1K −$3.95/SF
NOI
$30.7K $9.23/SF
Area
Utah County, UT
Vacancy
4.50%
Lease Rate
$13.80 /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%
$613,300
Cap Rate 7%
$438,071
Cap Rate 9%
$340,722
Alternative Uses
Best Use
Multifamily LT 5
$438.1K
$383.3K – $511.1K
NOI $30,665 @ 7.0% cap · market cap 3.41%
Second Best
Apartment 5plus
$402.8K
$352.4K – $469.9K
NOI $28,195 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$916.3K
$801.8K – $1.07M
NOI $64,140 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,761
Businesses Nearby
Explore this area
Business Placement
Demographics for 84058, UT
33,734
Population
11,749
Households
2.9
Avg Household Size
26
Median Age
41%
College-Educated
93%
High-School Grad
8.0 sq mi
ZIP Area
4,217
Density / Sq Mi
$71,474
Median Household Income
$27,325
Median Earnings
$1,395
Median Rent
$441,900
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?
Quadplex - Well-maintained fourplex with four updated 2-bedroom units, each offering in-unit laundry and dedicated parking.
Where is this quadplex located?
The property is located at 1171 100 East Orem, UT.
What is the asking price?
The asking price for this property is $899,500.
What are key features of this property?
This property features: Well‑maintained 4‑plex built in 1969 with four 2‑bedroom, 1‑bath units; Each unit includes in‑unit laundry, a full kitchen, and radiant heat; Units feature refreshed interiors with updated flooring, cabinets, and countertops; vinyl flooring listed
