Modern Duplex with Attached
For Sale
$639,995
280 N 750 E, Vineyard, UT 84059
Two three-bedroom units offer private entrances, open interiors, and access to HOA amenities.
Property Size3,023 SF
Price / SF$211.71
Days on Market40
Property Features for 280 N 750 E
General Information
Standard status
Active
Size
3,023 SF
Property subtype
Multi-Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
pool
clubhouse
parks
walking paths
Building Details
Year Built
2014
Buildings
1
Listing Agency:
Berkshire Hathaway HomeServices Elite Real Estate
(801) 224-9011
Listed By:
Ned Chidester · License #5484690
Source:
Thehonorgrouputah
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 25 at 5:40AM
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 Berkshire Hathaway HomeServices Elite Real Estate
Investment Insights
Based on property information with market context.
Built in 2014, this duplex contains two separate residences, each with three bedrooms, 2+ bathrooms, an attached garage, and its own entrance. The interiors feature open-plan living areas and abundant natural light, while the property includes a low-maintenance yard and flexible occupancy potential for an owner-occupant or rental arrangement. The property measures 3,023 square feet.
Located at 280 N 750 E in Vineyard, the property provides access to commuting routes, dining, shopping, outdoor recreation, and transit. HOA amenities include a pool, clubhouse, parks, and walking paths, adding shared recreational features for residents.
Located at 280 N 750 E in Vineyard, the property provides access to commuting routes, dining, shopping, outdoor recreation, and transit. HOA amenities include a pool, clubhouse, parks, and walking paths, adding shared recreational features for residents.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2+ bathrooms per residence
- Attached garage serving each unit
- 3,023 square feet built in 2014
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
$27,888
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
4.36%
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%
$557,760
$557.8K
Cap Rate 7%
$398,400
$398.4K
Cap Rate 9%
$309,867
$309.9K
Market Conditions
NOI Build-Up for 3,023 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
$41.7K $13.80/SF
− Vacancy
−$1.9K −$0.62/SF
EGI
$39.8K $13.18/SF
− OpEx
−$12.0K −$3.95/SF
NOI
$27.9K $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%
$557,760
Cap Rate 7%
$398,400
Cap Rate 9%
$309,867
Alternative Uses
Best Use
Multifamily LT 5
$398.4K
$348.6K – $464.8K
NOI $27,888 @ 7.0% cap · market cap 4.36%
Second Best
Apartment 5plus
$366.3K
$320.5K – $427.4K
NOI $25,642 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$833.3K
$729.2K – $972.2K
NOI $58,332 @ 7.0% cap · market cap 9.11%
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
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 - Two three-bedroom units offer private entrances, open interiors, and access to HOA amenities.
Where is this duplex located?
The property is located at 280 N 750 E Vineyard, UT.
What is the asking price?
The asking price for this property is $639,995.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2+ bathrooms per residence; Attached garage serving each unit; 3,023 square feet built in 2014
