Four-Plex with Split-Entry
For Sale
$1,250,000
1821 W 800 N, Pleasant Grove, UT 84062
Well-maintained four-plex with four 2-bed, 1-bath units, vinyl siding and brick exterior, plus ample off-street parking.
Property Size4,552 SF
Price / SF$274.60
Days on Market61
Property Features for 1821 W 800 N
General Information
Standard status
Active
Size
4,552 SF
Property subtype
Quadruplex
Occupancy
100%
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Multifamily Units
4
Amenities
grassy common area
fenced yard space
covered front entry
Building Details
Building Size
4,552 SF
Year Built
1995
Tenancy
Multi
Listing Agency:
Lift Realty
Listed By:
Spencer Clawson · License #6608967-PB00
(801) 636-8426
Source:
Liftrealty
Added: Jul 7
Changed: Sep 5
Last Checked: Sep 5 at 7:45AM
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 Lift Realty
Investment Insights
Based on property information with market context.
This split-entry four-plex includes four 2-bedroom, 1-bath units with functional layouts. The building features vinyl siding and brick exterior finishes, a covered front entry, and includes a grassy common area and fenced yard space. Off-street parking is provided on a large paved lot.
Current income is supported by 100% occupancy, with rents listed at $1,100 per month per unit. The property is positioned for easy access to I-15 and nearby employers and institutions referenced in the offering, including Silicon Slopes employers, UVU, and local schools.
For buyers seeking a turnkey residential income addition, this property is described as having long-term tenants in place and presents a straightforward four-unit configuration within the Pleasant Grove area.
Current income is supported by 100% occupancy, with rents listed at $1,100 per month per unit. The property is positioned for easy access to I-15 and nearby employers and institutions referenced in the offering, including Silicon Slopes employers, UVU, and local schools.
For buyers seeking a turnkey residential income addition, this property is described as having long-term tenants in place and presents a straightforward four-unit configuration within the Pleasant Grove area.
Key Highlights
- 1995‑built split‑entry four‑plex with four 2 bed, 1 bath units
- Approx. 1,138 sq ft per unit with a functional layout
- Vinyl siding and brick exterior with a covered front entry
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
$41,994
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
3.36%
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%
$839,880
$839.9K
Cap Rate 7%
$599,914
$599.9K
Cap Rate 9%
$466,600
$466.6K
Market Conditions
NOI Build-Up for 4,552 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
$62.8K $13.80/SF
− Vacancy
−$2.8K −$0.62/SF
EGI
$60.0K $13.18/SF
− OpEx
−$18.0K −$3.95/SF
NOI
$42.0K $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%
$839,880
Cap Rate 7%
$599,914
Cap Rate 9%
$466,600
Alternative Uses
Best Use
Multifamily LT 5
$599.9K
$524.9K – $699.9K
NOI $41,994 @ 7.0% cap · market cap 3.36%
Second Best
Apartment 5plus
$551.6K
$482.7K – $643.5K
NOI $38,612 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$1.25M
$1.10M – $1.46M
NOI $87,835 @ 7.0% cap · market cap 7.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,368
Businesses Nearby
Explore this area
Business Placement
Demographics for 84062, UT
47,771
Population
14,649
Households
3.3
Avg Household Size
28
Median Age
43%
College-Educated
96%
High-School Grad
50.7 sq mi
ZIP Area
942
Density / Sq Mi
$101,584
Median Household Income
$41,079
Median Earnings
$1,617
Median Rent
$479,800
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 - Well-maintained four-plex with four 2-bed, 1-bath units, vinyl siding and brick exterior, plus ample off-street parking.
Where is this quadplex located?
The property is located at 1821 W 800 N Pleasant Grove, UT.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 1995‑built split‑entry four‑plex with four 2 bed, 1 bath units; Approx. 1,138 sq ft per unit with a functional layout; Vinyl siding and brick exterior with a covered front entry
