Duplex with Community
For Sale
$629,900
256 N 750 E, Vineyard, UT 84059
Duplex for sale featuring an open-concept layout and community amenities including a pool, clubhouse, gym, and walking paths.
Property Size2,944 SF
Price / SF$213.96
Days on Market112
Property Features for 256 N 750 E
General Information
Standard status
Active
Size
2,944 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
pool
clubhouse
gym
parks
playgrounds
pickleball courts
walking paths
Building Details
Building Size
2,944 SF
Year Built
2014
Listing Agency:
Better Homes and Gardens Real Estate Momentum (Lehi)
(801) 214-9944
Listed By:
Aaron McIntire
(801) 787-9705
Source:
Liftrealty
Added: May 18
Changed: Sep 4
Last Checked: Sep 5 at 7:35AM
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 Better Homes and Gardens Real Estate Momentum (Lehi)
Investment Insights
Based on property information with market context.
This duplex in Edgewater at Geneva offers an open-concept design with spacious interior living. The property is positioned for low-maintenance living, and it benefits from access to a community amenity package including a pool, clubhouse, gym, parks, playgrounds, pickleball courts, and walking paths.
The listing is located in Vineyard and described as close to schools, shopping, restaurants, UVU, Utah Lake, and commuter access via I-15 and FrontRunner. Square footage is provided as a courtesy estimate only, and buyers are advised to obtain an independent measurement.
The duplex configuration and community amenities make it well suited for buyers seeking a residential income property within an established master-planned setting.
The listing is located in Vineyard and described as close to schools, shopping, restaurants, UVU, Utah Lake, and commuter access via I-15 and FrontRunner. Square footage is provided as a courtesy estimate only, and buyers are advised to obtain an independent measurement.
The duplex configuration and community amenities make it well suited for buyers seeking a residential income property within an established master-planned setting.
Key Highlights
- Duplex built in 2014 with an open‑concept layout
- Community amenities include a pool, clubhouse, and gym
- Additional community features: parks, playgrounds, pickleball courts, and walking paths
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
$27,159
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
4.31%
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%
$543,180
$543.2K
Cap Rate 7%
$387,986
$388.0K
Cap Rate 9%
$301,767
$301.8K
Market Conditions
NOI Build-Up for 2,944 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
$40.6K $13.80/SF
− Vacancy
−$1.8K −$0.62/SF
EGI
$38.8K $13.18/SF
− OpEx
−$11.6K −$3.95/SF
NOI
$27.2K $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%
$543,180
Cap Rate 7%
$387,986
Cap Rate 9%
$301,767
Alternative Uses
Best Use
Multifamily LT 5
$388.0K
$339.5K – $452.7K
NOI $27,159 @ 7.0% cap · market cap 4.31%
Second Best
Apartment 5plus
$356.7K
$312.2K – $416.2K
NOI $24,972 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$811.5K
$710.1K – $946.8K
NOI $56,807 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
328
Businesses Nearby
Explore this area
Business Placement
Demographics for 84059, UT
15,567
Population
5,325
Households
2.9
Avg Household Size
25
Median Age
49%
College-Educated
97%
High-School Grad
5.3 sq mi
ZIP Area
2,937
Density / Sq Mi
$101,842
Median Household Income
$41,489
Median Earnings
$1,799
Median Rent
$509,900
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 - Duplex for sale featuring an open-concept layout and community amenities including a pool, clubhouse, gym, and walking paths.
Where is this duplex located?
The property is located at 256 N 750 E Vineyard, UT.
What is the asking price?
The asking price for this property is $629,900.
What are key features of this property?
This property features: Duplex built in 2014 with an open‑concept layout; Community amenities include a pool, clubhouse, and gym; Additional community features: parks, playgrounds, pickleball courts, and walking paths
