Building Details

Building Size 2 SF

Year Built 1958

Tenancy Multi

Listing Agency: EXP Realty, LLC Show Phone

Listed By: Dakotah Navarro Show Phone

Source: Liftrealty

Added: Jul 1 Changed: Sep 26 Last Checked: Sep 26 at 8:32AM

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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 EXP Realty, LLC

Investment Insights

Based on property information with market context.

This triplex includes three separate addresses: 14 E Main St, 16 E Main St, and 18 E Main St. The property operates as three income units, with two units currently rented at $1,200 per month and the third rented at $1,000 per month. In addition, the owner leases out a garage for storage for $300 per month.

The property is located on Goshen Main St, directly across from an elementary school.

The sale includes two tax IDs/parcels. Square footage figures are described as estimates from county records, and buyer/buyer brokers are advised to verify independently.

Key Highlights

• Tri‑unit property built in 1958 with three separate addresses: 14, 16, and 18 E Main St.
• Two units rent for $1,200/month and the third rents for $1,000/month.
• Garage leased for storage at $300/month.

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

$32,178

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

7.48%

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%

$643,560 $643.6K

Cap Rate 7%

$459,686 $459.7K

Cap Rate 9%

$357,533 $357.5K

Market Conditions

NOI Build-Up for 3,488 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

$48.1K $13.80/SF

− Vacancy

−$2.2K −$0.62/SF

EGI

$46.0K $13.18/SF

− OpEx

−$13.8K −$3.95/SF

NOI

$32.2K $9.23/SF

Area

Utah County, UT

Vacancy

4.50%

Lease Rate

$13.80 /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%

$643,560

Cap Rate 7%

$459,686

Cap Rate 9%

$357,533

Alternative Uses

Best Use

Multifamily LT 5

$459.7K

$402.2K – $536.3K (±1% cap)

NOI $32,178 @ 7.0% cap · market cap 7.48%

Second Best

Apartment 5plus

$422.7K

$369.8K – $493.1K (±1% cap)

NOI $29,586 @ 7.0% cap · market cap 6.88%

Theoretical Best

Office A

$961.5K

$841.3K – $1.12M (±1% cap)

NOI $67,304 @ 7.0% cap · market cap 15.65%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Triplexes

Lease Details

3

Residential units

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

37

Businesses Nearby

Explore this area Business Placement

Demographics for 84633, UT

1,082

Population

300

Households

3.6

Avg Household Size

32

Median Age

10%

College-Educated

81%

High-School Grad

25.0 sq mi

ZIP Area

43

Density / Sq Mi

$93,529

Median Household Income

$41,667

Median Earnings

$1,274

Median Rent

$246,100

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this triplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Triplex - Three-unit property with separate addresses, two parcels, and rental income plus a separately leased storage garage.

Where is this triplex located?

The property is located at 14 E MAIN ST Goshen, UT.

What is the asking price?

The asking price for this property is $430,000.

What are key features of this property?

This property features: Tri‑unit property built in 1958 with three separate addresses: 14, 16, and 18 E Main St.; Two units rent for $1,200/month and the third rents for $1,000/month.; Garage leased for storage at $300/month.