Side-by-Side
For Sale
$499,000
51 S 400 E, Clearfield, UT 84015
Two-unit property with separate gas and electric meters and a fully fenced garden.
Property Size2,133 SF
Price / SF$233.94
Days on Market32
Property Features for 51 S 400 E
General Information
Standard status
Active
Size
2,133 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Building Details
Year Built
1950
Listing Agency:
Utah Select Realty Pc
(385) 350-2888
Listed By:
The One Group Utah
(385) 350-2888
Source:
Theonegrouputah
Added: Jul 29
Changed: Aug 28
Last Checked: Aug 28 at 10:20AM
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 Utah Select Realty Pc
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 2,133 square feet with five bedrooms and two bathrooms across the two units. Built in 1950, the property includes separate gas and electric meters, a fully fenced garden, and driveway expansion potential. The source information also identifies possible ADU development, subject to buyer verification of zoning and applicable regulations.
The property is at 51 S 400 E in Clearfield, near Hill Air Force Base and Antelope Drive retail, dining, grocery, pharmacy, and service options. I-15 and State Street provide regional vehicle access, while Clearfield FrontRunner Station connects with Ogden, Salt Lake City, and Provo. South Clearfield Elementary, daycare facilities, City Hall, public safety stations, and outdoor parks are also described as nearby.
The property is at 51 S 400 E in Clearfield, near Hill Air Force Base and Antelope Drive retail, dining, grocery, pharmacy, and service options. I-15 and State Street provide regional vehicle access, while Clearfield FrontRunner Station connects with Ogden, Salt Lake City, and Provo. South Clearfield Elementary, daycare facilities, City Hall, public safety stations, and outdoor parks are also described as nearby.
Key Highlights
- 2,133 square feet with 5 bedrooms and 2 bathrooms
- Side‑by‑side duplex layout with separate gas and electric meters
- Built in 1950
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
$26,187
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
5.25%
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%
$523,740
$523.7K
Cap Rate 7%
$374,100
$374.1K
Cap Rate 9%
$290,967
$291.0K
Market Conditions
NOI Build-Up for 2,133 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
$41.3K $19.38/SF
− Vacancy
−$3.9K −$1.84/SF
EGI
$37.4K $17.54/SF
− OpEx
−$11.2K −$5.26/SF
NOI
$26.2K $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%
$523,740
Cap Rate 7%
$374,100
Cap Rate 9%
$290,967
Alternative Uses
Best Use
Multifamily LT 5
$374.1K
$327.3K – $436.5K
NOI $26,187 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$346.6K
$303.3K – $404.4K
NOI $24,263 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$492.6K
$431.1K – $574.7K
NOI $34,484 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
716
Businesses Nearby
Explore this area
Business Placement
Demographics for 84015, UT
68,548
Population
23,058
Households
3
Avg Household Size
30
Median Age
25%
College-Educated
93%
High-School Grad
20.8 sq mi
ZIP Area
3,296
Density / Sq Mi
$92,634
Median Household Income
$43,208
Median Earnings
$1,385
Median Rent
$377,200
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 property with separate gas and electric meters and a fully fenced garden.
Where is this duplex located?
The property is located at 51 S 400 E Clearfield, UT.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2,133 square feet with 5 bedrooms and 2 bathrooms; Side‑by‑side duplex layout with separate gas and electric meters; Built in 1950
