Furnished Campus-Adjacent
New
For Sale
$700,000
12 E 900 N, Provo, UT 84604
MULTI_FAMILY - Other - Provo, UT
Property Size2,010 SF
Lot Size0.08 Acres
Price / SF$348.26
Days on Market6
Property Features for 12 E 900 N
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Single-Family, Multi-Fami
Zoning description
CMU
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 4, Bedroom 1, Bathroom 1, Bedroom 5, Bedroom 2
Parking
5
Parking features
Covered
Window features
Blinds
Patio and Porch features
Porch
Exterior features
Porch: Open
Subdivision
JOAQUIN
Lot features
Sprinkler: Auto- Full
Elementary school
Provo Peaks
Middle school
Centennial
High school
Timpview
Elementary school district
Provo
Middle school district
Provo
High school district
Provo
Standard status
Active
APN
21-009-0088
Size
2,010 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
2938
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Building Details
Year built
1928
Number of units
2
Flooring type
Carpet, Vinyl, Tile
Building materials
Brick
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Real Estate Essentials
(801) 610-9563
Listed By:
Nate Smith
(801) 259-5565
Added: Aug 4
Last Checked: Aug 9 at 2:06AM
MLS# 2176422
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 2010-square-foot duplex is a legal conversion with separate upstairs and downstairs living areas. The approved configuration allows four unrelated individuals in the upper unit and three in the lower unit. The upstairs residence includes furniture, appliances, and a washer and dryer, all of which are included in the sale. Basement storage provides additional space, while brick construction, central natural-gas heating, covered parking, and an open porch are among the property’s physical features.
The property occupies 0.08 acres near the southwest corner of the BYU campus, adjacent to the university’s indoor football practice facility and fieldhouse. Brick Oven is around the corner, and the broader BYU campus is within minutes. The city allows 5 parking spots on the property. Tenants pay all utilities. The existing business license does not transfer, so the next owner must apply for a new license.
The property occupies 0.08 acres near the southwest corner of the BYU campus, adjacent to the university’s indoor football practice facility and fieldhouse. Brick Oven is around the corner, and the broader BYU campus is within minutes. The city allows 5 parking spots on the property. Tenants pay all utilities. The existing business license does not transfer, so the next owner must apply for a new license.
Key Highlights
- Legal converted duplex permits 4 unrelated individuals upstairs and 3 downstairs
- Upstairs unit includes furnishings, appliances, washer, and dryer
- 2010 square feet on a 0.08‑acre lot
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
$21,667
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
3.10%
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%
$433,340
$433.3K
Cap Rate 7%
$309,529
$309.5K
Cap Rate 9%
$240,744
$240.7K
Market Conditions
NOI Build-Up for 2,010 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
$32.6K $16.20/SF
− Vacancy
−$1.6K −$0.80/SF
EGI
$31.0K $15.40/SF
− OpEx
−$9.3K −$4.62/SF
NOI
$21.7K $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%
$433,340
Cap Rate 7%
$309,529
Cap Rate 9%
$240,744
Alternative Uses
Best Use
Multifamily LT 5
$309.5K
$270.8K – $361.1K
NOI $21,667 @ 7.0% cap · market cap 3.10%
Second Best
Apartment 5plus
$283.9K
$248.4K – $331.2K
NOI $19,870 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$554.4K
$485.1K – $646.8K
NOI $38,805 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,007
Businesses Nearby
Explore this area
Business Placement
Demographics for 84604, UT
45,503
Population
13,285
Households
3.4
Avg Household Size
26
Median Age
56%
College-Educated
98%
High-School Grad
94.8 sq mi
ZIP Area
480
Density / Sq Mi
$74,522
Median Household Income
$16,799
Median Earnings
$1,128
Median Rent
$520,500
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 - Legal conversion permits four unrelated individuals upstairs and three downstairs, with tenants responsible for all utilities.
Where is this duplex located?
The property is located at 12 E 900 N Provo, UT.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Legal converted duplex permits 4 unrelated individuals upstairs and 3 downstairs; Upstairs unit includes furnishings, appliances, washer, and dryer; 2010 square feet on a 0.08‑acre lot
