Well-Maintained 4-Plex
For Sale
$815,000
2517 S LAKE CREST DR Unit 1-4, West Valley City, UT 84119
Well-maintained 4-plex offering four 2-bedroom, 1-bath units with separate gas and electric meters.
Property Size3,400 SF
Price / SF$239.71
Days on Market44
Property Features for 2517 S LAKE CREST DR Unit 1-4
General Information
Standard status
Active
Size
3,400 SF
Property subtype
Quadruplex
Additional Details
Highway Access
Yes
Multifamily Units
4
Amenities
off-street parking
Building Details
Building Size
3,400 SF
Year Built
1974
Tenancy
Multi
Listing Agency:
Visionary Real Estate
(435) 228-4702
Listed By:
Spencer Clawson
(801) 636-8426
Source:
Liftrealty
Added: Jun 29
Changed: Aug 11
Last Checked: Aug 11 at 6:03AM
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 Visionary Real Estate
Investment Insights
Based on property information with market context.
This well-maintained 4-plex includes four units, each with a 2-bedroom, 1-bath layout. The property is supported by separate gas and electric meters for each unit, along with individual water heaters. Off-street parking is available, and the units have functional floor plans designed for long-term occupancy.
Located in West Valley City, the property is described as convenient to shopping, dining, schools, public transportation, and freeway access for resident commuting.
Buyer should verify all information, including square footage, and please do not disturb tenants.
Located in West Valley City, the property is described as convenient to shopping, dining, schools, public transportation, and freeway access for resident commuting.
Buyer should verify all information, including square footage, and please do not disturb tenants.
Key Highlights
- Well‑maintained 4‑plex built in 1974 with four 2‑bedroom, 1‑bath units
- Separate gas and electric meters for each unit
- Individual water heaters for each unit
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
$36,821
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
4.52%
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%
$736,420
$736.4K
Cap Rate 7%
$526,014
$526.0K
Cap Rate 9%
$409,122
$409.1K
Market Conditions
NOI Build-Up for 3,400 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
$55.1K $16.20/SF
− Vacancy
−$2.5K −$0.73/SF
EGI
$52.6K $15.47/SF
− OpEx
−$15.8K −$4.64/SF
NOI
$36.8K $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%
$736,420
Cap Rate 7%
$526,014
Cap Rate 9%
$409,122
Alternative Uses
Best Use
Multifamily LT 5
$526.0K
$460.3K – $613.7K
NOI $36,821 @ 7.0% cap · market cap 4.52%
Second Best
Apartment 5plus
$474.8K
$415.4K – $553.9K
NOI $33,235 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$973.4K
$851.7K – $1.14M
NOI $68,136 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,096
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained 4-plex offering four 2-bedroom, 1-bath units with separate gas and electric meters.
Where is this quadplex located?
The property is located at 2517 S LAKE CREST DR Unit 1-4 West Valley City, UT.
What is the asking price?
The asking price for this property is $815,000.
What are key features of this property?
This property features: Well‑maintained 4‑plex built in 1974 with four 2‑bedroom, 1‑bath units; Separate gas and electric meters for each unit; Individual water heaters for each unit
