Two-Unit Duplex
For Sale
$579,900
1903 W HYANNIS AVE, West Valley City, UT 84119
Two-unit duplex with two bedrooms and 1.5 bathrooms in each unit, offering flexibility for owner-occupancy or full rental.
Property Size2,372 SF
Price / SF$244.48
Days on Market56
Property Features for 1903 W HYANNIS AVE
General Information
Standard status
Active
Size
2,372 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
2,372 SF
Year Built
1979
Listing Agency:
REALTY OF AMERICA LLC
(214) 738-7424
Listed By:
Jose Ruiz
(801) 382-9354
Source:
Liftrealty
Added: Jul 17
Changed: Sep 9
Last Checked: Sep 10 at 6:10AM
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 REALTY OF AMERICA LLC
Investment Insights
Based on property information with market context.
This two-unit duplex is configured as two separate residential units within a single property. Each unit includes two bedrooms and one and a half bathrooms, providing a consistent layout across both sides.
The property is listed for sale and is currently occupied by tenants. Please do not disturb tenants.
For buyers, the overall setup supports either living in one unit while renting the other or renting both units out, depending on the intended use.
The property is listed for sale and is currently occupied by tenants. Please do not disturb tenants.
For buyers, the overall setup supports either living in one unit while renting the other or renting both units out, depending on the intended use.
Key Highlights
- Two‑unit duplex built in 1979
- Each unit has 2 bedrooms and 1.5 bathrooms
- Flexible setup for owner‑occupancy (live in one unit and rent the other) or renting both units
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
$25,688
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
4.43%
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%
$513,760
$513.8K
Cap Rate 7%
$366,971
$367.0K
Cap Rate 9%
$285,422
$285.4K
Market Conditions
NOI Build-Up for 2,372 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
$38.4K $16.20/SF
− Vacancy
−$1.7K −$0.73/SF
EGI
$36.7K $15.47/SF
− OpEx
−$11.0K −$4.64/SF
NOI
$25.7K $10.83/SF
Area
West Valley City, UT
Vacancy
4.50%
Lease Rate
$16.20 /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%
$513,760
Cap Rate 7%
$366,971
Cap Rate 9%
$285,422
Alternative Uses
Best Use
Multifamily LT 5
$367.0K
$321.1K – $428.1K
NOI $25,688 @ 7.0% cap · market cap 4.43%
Second Best
Apartment 5plus
$331.2K
$289.8K – $386.4K
NOI $23,186 @ 7.0% cap · market cap 4.00%
Theoretical Best
Office A
$679.1K
$594.2K – $792.3K
NOI $47,535 @ 7.0% cap · market cap 8.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,017
Businesses Nearby
Explore this area
Business Placement
Demographics for 84119, UT
54,143
Population
16,811
Households
3.2
Avg Household Size
31
Median Age
16%
College-Educated
79%
High-School Grad
11.5 sq mi
ZIP Area
4,708
Density / Sq Mi
$66,616
Median Household Income
$35,676
Median Earnings
$1,418
Median Rent
$341,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex with two bedrooms and 1.5 bathrooms in each unit, offering flexibility for owner-occupancy or full rental.
Where is this duplex located?
The property is located at 1903 W HYANNIS AVE West Valley City, UT.
What is the asking price?
The asking price for this property is $579,900.
What are key features of this property?
This property features: Two‑unit duplex built in 1979; Each unit has 2 bedrooms and 1.5 bathrooms; Flexible setup for owner‑occupancy (live in one unit and rent the other) or renting both units
