All-Brick
For Sale
$799,900
1962 W 4700 S, Roy, UT 84067
Updated fourplex with spacious two-bedroom units, refreshed kitchens and baths, and swamp coolers in each unit.
Property Size3,348 SF
Price / SF$238.92
Days on Market53
Property Features for 1962 W 4700 S
General Information
Standard status
Active
Size
3,348 SF
Property subtype
Quadruplex
Units
Unit Mix
4 x 2BR
Multifamily Units
4
Amenities
swamp coolers
Building Details
Building Size
3,348 SF
Year Built
1972
Buildings
1
Construction
brick
Listing Agency:
Coldwell Banker Realty (South Ogden)
(801) 476-2800
Listed By:
Mandi Lee
(801) 388-7556
Source:
Liftrealty
Added: Jul 27
Changed: Sep 15
Last Checked: Sep 16 at 6:36PM
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 (South Ogden)
Investment Insights
Based on property information with market context.
An all-brick fourplex built in 1972, offering updated flooring and paint throughout. Each unit features spacious two-bedroom layouts, with updates that include the kitchen and baths. Additional in-unit comfort is provided by swamp coolers.
The property includes plenty of parking for residents and guests, supporting day-to-day convenience for a fourplex tenant base.
With four separate two-bedroom units, this asset provides a straightforward residential income configuration and practical on-site parking for occupants.
The property includes plenty of parking for residents and guests, supporting day-to-day convenience for a fourplex tenant base.
With four separate two-bedroom units, this asset provides a straightforward residential income configuration and practical on-site parking for occupants.
Key Highlights
- All‑brick fourplex built in 1972
- Updated flooring and paint throughout
- Spacious two‑bedroom 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
$33,087
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
4.14%
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%
$661,740
$661.7K
Cap Rate 7%
$472,671
$472.7K
Cap Rate 9%
$367,633
$367.6K
Market Conditions
NOI Build-Up for 3,348 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
$52.2K $15.60/SF
− Vacancy
−$5.0K −$1.48/SF
EGI
$47.3K $14.12/SF
− OpEx
−$14.2K −$4.24/SF
NOI
$33.1K $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%
$661,740
Cap Rate 7%
$472,671
Cap Rate 9%
$367,633
Alternative Uses
Best Use
Multifamily LT 5
$472.7K
$413.6K – $551.5K
NOI $33,087 @ 7.0% cap · market cap 4.14%
Second Best
Apartment 5plus
$411.9K
$360.5K – $480.6K
NOI $28,836 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$772.2K
$675.7K – $900.9K
NOI $54,053 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
507
Businesses Nearby
Explore this area
Business Placement
Demographics for 84067, UT
39,194
Population
13,425
Households
2.9
Avg Household Size
32
Median Age
23%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
4,780
Density / Sq Mi
$90,918
Median Household Income
$42,987
Median Earnings
$1,557
Median Rent
$350,400
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?
Quadplex - Updated fourplex with spacious two-bedroom units, refreshed kitchens and baths, and swamp coolers in each unit.
Where is this quadplex located?
The property is located at 1962 W 4700 S Roy, UT.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: All‑brick fourplex built in 1972; Updated flooring and paint throughout; Spacious two‑bedroom units
