Two-Home Duplex
For Sale
$419,999
154 E Harris St, Ogden, UT 84401
Two separately metered residences share one lot, with an updated front home and an existing non-conforming use certificate.
Property Size2,090 SF
Price / SF$200.96
Days on Market46
Property Features for 154 E Harris St
General Information
Standard status
Active
Size
2,090 SF
Property subtype
Multi-Family
Additional Details
Gross Income
$36,000
Multifamily Units
2
Building Details
Year Built
1927
Buildings
2
Listing Agency:
Real Estate Exchange, Inc.
Listed By:
Candice Kunz
(801) 540-1330
Source:
Buysalty
Added: Jul 20
Changed: Aug 30
Last Checked: Sep 1 at 10:13PM
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 Real Estate Exchange, Inc.
Investment Insights
Based on property information with market context.
This duplex property includes two separate homes on a single lot, with each residence served by its own utility meters. The improvements total 2,090 square feet and date to 1927. The front home has received updates within the past 7 years, while the property retains a non-conforming use certificate on file with Ogden City.
Both residences are currently tenant-occupied, and property access should be coordinated without disturbing the occupants. The property is located at 154 E Harris St in Ogden, Utah.
Both residences are currently tenant-occupied, and property access should be coordinated without disturbing the occupants. The property is located at 154 E Harris St in Ogden, Utah.
Key Highlights
- Two separate homes situated on one lot
- 2,090 square feet of total property size
- Each residence has individual utility metering
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
$20,655
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
4.92%
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%
$413,100
$413.1K
Cap Rate 7%
$295,071
$295.1K
Cap Rate 9%
$229,500
$229.5K
Market Conditions
NOI Build-Up for 2,090 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
$32.6K $15.60/SF
− Vacancy
−$3.1K −$1.48/SF
EGI
$29.5K $14.12/SF
− OpEx
−$8.9K −$4.24/SF
NOI
$20.7K $9.88/SF
Area
Weber County, UT
Vacancy
9.50%
Lease Rate
$15.60 /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%
$413,100
Cap Rate 7%
$295,071
Cap Rate 9%
$229,500
Alternative Uses
Best Use
Multifamily LT 5
$295.1K
$258.2K – $344.3K
NOI $20,655 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$257.2K
$225.0K – $300.0K
NOI $18,001 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$482.0K
$421.8K – $562.4K
NOI $33,743 @ 7.0% cap · market cap 8.03%
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
1,126
Businesses Nearby
Explore this area
Business Placement
Demographics for 84401, UT
42,968
Population
18,615
Households
2.3
Avg Household Size
32
Median Age
26%
College-Educated
90%
High-School Grad
30.7 sq mi
ZIP Area
1,400
Density / Sq Mi
$77,333
Median Household Income
$41,295
Median Earnings
$1,179
Median Rent
$410,700
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 separately metered residences share one lot, with an updated front home and an existing non-conforming use certificate.
Where is this duplex located?
The property is located at 154 E Harris St Ogden, UT.
What is the asking price?
The asking price for this property is $419,999.
What are key features of this property?
This property features: Two separate homes situated on one lot; 2,090 square feet of total property size; Each residence has individual utility metering
