Updated Duplex with
For Sale
$450,000
4491 S Crown Dr, West Valley City, UT 84120
Two-unit residential property with separate garages and vacant interiors for flexible occupancy or leasing arrangements.
Property Size2,236 SF
Price / SF$201.25
Days on Market19
Property Features for 4491 S Crown Dr
General Information
Standard status
Active
Size
2,236 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1977
Buildings
1
Listing Agency:
Coldwell Banker Realty
(385) 335-0618
Listed By:
The Evans Team
(385) 335-0618
Source:
Evansteamutah
Added: Aug 11
Changed: Aug 28
Last Checked: Aug 28 at 10:13AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1977, this duplex contains two separate residential units totaling 2,236 square feet, with each side assigned its own garage. One unit has updated flooring, fresh paint, newer appliances, and a remodeled bathroom. The second unit has been carefully maintained. Both residences are currently vacant, allowing the next owner to occupy one side, lease both units, or use the property for a combination of personal residence and rental occupancy.
The property is located at 4491 S Crown Dr in West Valley City, Utah. Carpet visible in some listing photographs has been removed. The stated square footage is a courtesy estimate derived from county records.
The property is located at 4491 S Crown Dr in West Valley City, Utah. Carpet visible in some listing photographs has been removed. The stated square footage is a courtesy estimate derived from county records.
Key Highlights
- Two‑unit duplex totaling 2,236 SF, with square footage estimated from county records
- Separate garage included with each unit
- One unit features updated flooring, fresh paint, newer appliances, and a remodeled bathroom
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
$24,215
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
5.38%
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%
$484,300
$484.3K
Cap Rate 7%
$345,929
$345.9K
Cap Rate 9%
$269,056
$269.1K
Market Conditions
NOI Build-Up for 2,236 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
$36.2K $16.20/SF
− Vacancy
−$1.6K −$0.73/SF
EGI
$34.6K $15.47/SF
− OpEx
−$10.4K −$4.64/SF
NOI
$24.2K $10.83/SF
Area
West Valley City, UT
Vacancy
4.50%
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%
$484,300
Cap Rate 7%
$345,929
Cap Rate 9%
$269,056
Alternative Uses
Best Use
Multifamily LT 5
$345.9K
$302.7K – $403.6K
NOI $24,215 @ 7.0% cap · market cap 5.38%
Second Best
Apartment 5plus
$312.2K
$273.2K – $364.3K
NOI $21,857 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$640.1K
$560.1K – $746.8K
NOI $44,809 @ 7.0% cap · market cap 9.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
738
Businesses Nearby
Explore this area
Business Placement
Demographics for 84120, UT
51,212
Population
14,184
Households
3.6
Avg Household Size
32
Median Age
15%
College-Educated
81%
High-School Grad
10.1 sq mi
ZIP Area
5,070
Density / Sq Mi
$90,847
Median Household Income
$36,899
Median Earnings
$1,434
Median Rent
$370,800
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-unit residential property with separate garages and vacant interiors for flexible occupancy or leasing arrangements.
Where is this duplex located?
The property is located at 4491 S Crown Dr West Valley City, UT.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,236 SF, with square footage estimated from county records; Separate garage included with each unit; One unit features updated flooring, fresh paint, newer appliances, and a remodeled bathroom
