Triplex With Covered
For Sale
$430,000
14 E MAIN St, Goshen, UT 84633
Residential, Goshen, UT
Property Size3,488 SF
Lot Size0.04 Acres
Price / SF$123.28
Days on Market52
Property Features for 14 E MAIN St
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
Multi-Family
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 6, Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 5, Bathroom 3, Bedroom 3, Bedroom 4, Bathroom 2
Parking
2
Parking features
Covered
Lot features
Corner Lot, Road: Paved, Sidewalks
Elementary school
Goshen
Middle school
Payson Jr
High school
Payson
Elementary school district
Nebo
Middle school district
Nebo
High school district
Nebo
Subdivision
Cedar Valley; Cedar Ft; Fairfld
Standard status
Active
APN
10-007-0014
Size
3,488 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
4193
Utilities
Sewer type
Septic Tank
Heating system
Space Heater, Wall Furnace
Building Details
Year built
1958
Floors in Building
2
Number of units
3
Flooring type
Carpet
Building materials
Cinder Block, Stucco, Metal Siding
Roof type
Metal
Architectural style
Other
Listing Agency:
EXP Realty, LLC
(801) 499-6087
Listed By:
Dakotah Navarro
(385) 419-1397
Added: Jul 1
Changed: Aug 20
Last Checked: Aug 21 at 1:06PM
MLS# 2169322
Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily property contains three residential units totaling 3,488 square feet across three separate addresses: 14, 16, and 18 E Main St. The property includes covered parking, carpeted flooring, metal roofing, and a combination of space heaters and wall furnaces. Construction materials include cinder block, stucco, and metal siding, with a septic tank serving the property.
The sale includes two tax parcels, and the site measures 0.04 acres. Located across from an elementary school on Goshen Main St, the property has maintained a rental history since 2007. The building was constructed in 1958 and is zoned Multi-Family.
The sale includes two tax parcels, and the site measures 0.04 acres. Located across from an elementary school on Goshen Main St, the property has maintained a rental history since 2007. The building was constructed in 1958 and is zoned Multi-Family.
Key Highlights
- Three‑unit multifamily property totaling 3,488 square feet
- Three separate addresses: 14, 16, and 18 E Main St
- Two tax ID parcels included in the sale
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
NOI $32,178 @ 7.0% cap · market cap 7.48%
Second Best
Apartment 5plus
$422.7K
$369.8K – $493.1K
NOI $29,586 @ 7.0% cap · market cap 6.88%
Theoretical Best
Office A
$961.5K
$841.3K – $1.12M
NOI $67,304 @ 7.0% cap · market cap 15.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Paved road access
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Three separately addressed units in a multifamily-zoned property near an elementary school.
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: Three‑unit multifamily property totaling 3,488 square feet; Three separate addresses: 14, 16, and 18 E Main St; Two tax ID parcels included in the sale
