Renovated 4-Unit
For Sale
$1,350,000
740 E 100 S, Salt Lake City, UT 84102
Updated multifamily property with a full basement, permitted renovations, and convenient access to downtown, the university, and freeways.
Property Size3,200 SF
Price / SF$421.88
Days on Market46
Property Features for 740 E 100 S
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
4
Amenities
basement storage
Building Details
Year Built
1921
Buildings
1
Listing Agency:
Berkshire Hathaway Homeservices Utah Properties
(801) 477-8077
Listed By:
Farmhouse Realty Group
(801) 477-8077
Source:
Farmhouserealty
Added: Jul 15
Changed: Aug 28
Last Checked: Aug 26 at 12:37PM
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 Berkshire Hathaway Homeservices Utah Properties
Investment Insights
Based on property information with market context.
Built in 1921, this 3,200-square-foot quadplex has undergone a comprehensive renovation with updated roofing, doors, windows, electrical, plumbing, paint, cabinetry, and appliances. Permits were obtained for the renovation work, and the building includes an additional full basement that can serve as storage.
The property is located at 740 E 100 S in Salt Lake City, near downtown and the University of Utah. Salt Lake International Airport is minutes away, with freeway access also nearby.
The property is located at 740 E 100 S in Salt Lake City, near downtown and the University of Utah. Salt Lake International Airport is minutes away, with freeway access also nearby.
Key Highlights
- Four‑unit multifamily building with 3,200 SF
- Full renovation included roof, windows, doors, electrical, plumbing, paint, cabinetry, and appliances
- Permits were pulled for the entire renovation
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
$42,675
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
3.16%
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%
$853,500
$853.5K
Cap Rate 7%
$609,643
$609.6K
Cap Rate 9%
$474,167
$474.2K
Market Conditions
NOI Build-Up for 3,200 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
$64.5K $20.16/SF
− Vacancy
−$3.5K −$1.11/SF
EGI
$61.0K $19.05/SF
− OpEx
−$18.3K −$5.72/SF
NOI
$42.7K $13.34/SF
Area
Salt Lake City, UT
Vacancy
5.50%
Lease Rate
$20.16 /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%
$853,500
Cap Rate 7%
$609,643
Cap Rate 9%
$474,167
Alternative Uses
Best Use
Multifamily LT 5
$609.6K
$533.4K – $711.3K
NOI $42,675 @ 7.0% cap · market cap 3.16%
Second Best
Apartment 5plus
$566.3K
$495.5K – $660.7K
NOI $39,643 @ 7.0% cap · market cap 2.94%
Theoretical Best
Office A
$862.1K
$754.4K – $1.01M
NOI $60,349 @ 7.0% cap · market cap 4.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,990
Businesses Nearby
Explore this area
Business Placement
Demographics for 84102, UT
18,857
Population
11,348
Households
1.7
Avg Household Size
29
Median Age
56%
College-Educated
94%
High-School Grad
1.9 sq mi
ZIP Area
9,925
Density / Sq Mi
$50,040
Median Household Income
$32,432
Median Earnings
$1,305
Median Rent
$487,200
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?
Quadplex - Updated multifamily property with a full basement, permitted renovations, and convenient access to downtown, the university, and freeways.
Where is this quadplex located?
The property is located at 740 E 100 S Salt Lake City, UT.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Four‑unit multifamily building with 3,200 SF; Full renovation included roof, windows, doors, electrical, plumbing, paint, cabinetry, and appliances; Permits were pulled for the entire renovation
