Updated Duplex with
For Sale
$549,900
265 E 400 S, Bountiful, UT 84010
Two-unit property with tenant and guest parking, yard space, and extensive system updates.
Property Size1,496 SF
Price / SF$367.58
Days on Market11
Property Features for 265 E 400 S
General Information
Standard status
Active
Size
1,496 SF
Property subtype
Multi-Family
Site & Location
Road Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Amenities
yard
Building Details
Year Built
1940
Listing Agency:
Kw Westfield
(801) 930-0214
Listed By:
Wiser Real Estate
(801) 930-0214
Source:
Wiserhomesearch
Added: Aug 19
Changed: Aug 28
Last Checked: Aug 26 at 1:01PM
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 Kw Westfield
Investment Insights
Based on property information with market context.
This duplex includes 1,496 square feet across two residential units and was built in 1940. The upstairs unit has access to a one-car garage, while both units benefit from updated electrical, plumbing, heating, air conditioning, windows, and roofing. The lower unit also features newer paint and flooring.
The property sits on a quiet street in Bountiful near bus routes, schools, shopping, and parks. A spacious yard and ample tenant and guest parking add practical outdoor utility. Improvements include system updates completed in 2004, a new garage roof and siding in 2011, a new roof and rain gutters in 2016, new floor coverings in 2020, and replacement of the upstairs A/C in 2022.
The property sits on a quiet street in Bountiful near bus routes, schools, shopping, and parks. A spacious yard and ample tenant and guest parking add practical outdoor utility. Improvements include system updates completed in 2004, a new garage roof and siding in 2011, a new roof and rain gutters in 2016, new floor coverings in 2020, and replacement of the upstairs A/C in 2022.
Key Highlights
- 1,496‑square‑foot duplex built in 1940
- Upstairs unit includes access to a one‑car garage
- Tenant and guest parking with a spacious yard
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
$18,367
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
3.34%
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%
$367,340
$367.3K
Cap Rate 7%
$262,386
$262.4K
Cap Rate 9%
$204,078
$204.1K
Market Conditions
NOI Build-Up for 1,496 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
$29.0K $19.38/SF
− Vacancy
−$2.8K −$1.84/SF
EGI
$26.2K $17.54/SF
− OpEx
−$7.9K −$5.26/SF
NOI
$18.4K $12.28/SF
Area
Davis County, UT
Vacancy
9.50%
Lease Rate
$19.38 /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%
$367,340
Cap Rate 7%
$262,386
Cap Rate 9%
$204,078
Alternative Uses
Best Use
Multifamily LT 5
$262.4K
$229.6K – $306.1K
NOI $18,367 @ 7.0% cap · market cap 3.34%
Second Best
Apartment 5plus
$243.1K
$212.7K – $283.6K
NOI $17,017 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$345.5K
$302.3K – $403.1K
NOI $24,186 @ 7.0% cap · market cap 4.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,499
Businesses Nearby
Explore this area
Business Placement
Demographics for 84010, UT
48,439
Population
16,103
Households
3
Avg Household Size
35
Median Age
46%
College-Educated
98%
High-School Grad
38.0 sq mi
ZIP Area
1,275
Density / Sq Mi
$102,038
Median Household Income
$45,472
Median Earnings
$1,458
Median Rent
$486,000
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?
Duplex - Two-unit property with tenant and guest parking, yard space, and extensive system updates.
Where is this duplex located?
The property is located at 265 E 400 S Bountiful, UT.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 1,496‑square‑foot duplex built in 1940; Upstairs unit includes access to a one‑car garage; Tenant and guest parking with a spacious yard
