Duplex with Renovated
For Sale
$505,000
185 W 850 S, Bountiful, UT 84010
Two-unit residential property with one updated residence and a second unit requiring completion before occupancy.
Property Size1,764 SF
Days on Market117
Property Features for 185 W 850 S
General Information
Standard status
Active
Size
1,764 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,950
Building Details
Building Size
1,764 SF
Year Built
1962
Listing Agency:
Coldwell Banker Realty (Salt Lake-Sugar House)
(801) 809-5620
Listed By:
Toni Carter
Source:
Acresutah
Added: Apr 27
Changed: Aug 13
Last Checked: Aug 21 at 11:16AM
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 Coldwell Banker Realty (Salt Lake-Sugar House)
Investment Insights
Based on property information with market context.
This duplex, built in 1962, includes two separate residential units with differing conditions. One unit underwent a full renovation in 2025 and is ready for tenant occupancy. The other unit remains unfinished and cannot currently be occupied. Completing that residence requires installation of a stove and refrigerator, as well as new flooring throughout.
The property offers a combination of completed improvements and remaining renovation work within the same duplex. Its address is 185 W 850 S in Bountiful, Utah, with a 84010 ZIP code.
The property offers a combination of completed improvements and remaining renovation work within the same duplex. Its address is 185 W 850 S in Bountiful, Utah, with a 84010 ZIP code.
Key Highlights
- Duplex with two residential units
- One unit fully renovated in 2025
- Second unit requires stove, refrigerator, and new flooring
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
$21,657
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
4.29%
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%
$433,140
$433.1K
Cap Rate 7%
$309,386
$309.4K
Cap Rate 9%
$240,633
$240.6K
Market Conditions
NOI Build-Up for 1,764 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
$34.2K $19.38/SF
− Vacancy
−$3.2K −$1.84/SF
EGI
$30.9K $17.54/SF
− OpEx
−$9.3K −$5.26/SF
NOI
$21.7K $12.28/SF
Area
Davis County, UT
Vacancy
9.50%
Lease Rate
$19.38 /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%
$433,140
Cap Rate 7%
$309,386
Cap Rate 9%
$240,633
Alternative Uses
Best Use
Multifamily LT 5
$309.4K
$270.7K – $361.0K
NOI $21,657 @ 7.0% cap · market cap 4.29%
Second Best
Apartment 5plus
$286.7K
$250.8K – $334.4K
NOI $20,066 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$407.4K
$356.5K – $475.3K
NOI $28,519 @ 7.0% cap · market cap 5.65%
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
1,807
Businesses Nearby
Explore this area
Business Placement
Demographics for 84010, UT
48,439
Population
16,103
Households
3
Avg Household Size
35
Median Age
46%
College-Educated
98%
High-School Grad
38.0 sq mi
ZIP Area
1,275
Density / Sq Mi
$102,038
Median Household Income
$45,472
Median Earnings
$1,458
Median Rent
$486,000
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-unit residential property with one updated residence and a second unit requiring completion before occupancy.
Where is this duplex located?
The property is located at 185 W 850 S Bountiful, UT.
What is the asking price?
The asking price for this property is $505,000.
What are key features of this property?
This property features: Duplex with two residential units; One unit fully renovated in 2025; Second unit requires stove, refrigerator, and new flooring
