Updated Side-by-Side
New
For Sale
$535,000
2984 W 4100 S, West Valley City, UT 84119
Two refreshed residences include covered parking, private storage options, and a fully landscaped lot.
Property Size2,376 SF
Price / SF$225.17
Days on Market4
Property Features for 2984 W 4100 S
General Information
Standard status
Active
Size
2,376 SF
Total Parking Spaces
2
Property subtype
Duplex
Occupancy
100%
Financials
Gross Income
$34,800
Average Monthly Rent
$1,450
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Building Details
Building Size
2,376 SF
Year Built
1978
Buildings
1
Tenancy
Multi
Listing Agency:
Incline Property Management, LLC.
(801) 850-5673
Listed By:
Samantha Bodtcher
(801) 850-5673
Source:
Liftrealty
Added: Aug 12
Changed: Aug 15
Last Checked: Aug 15 at 5:38AM
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 Incline Property Management, LLC.
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 2,376 square feet across two residences, with each unit offering 1,188 square feet, 2 bedrooms, and 1.5 bathrooms. Both interiors have been updated within the last few years. Covered parking is provided on both sides: one residence includes a carport with additional storage, while the other has an enclosed attached garage. The fully landscaped lot adds an established exterior setting.
Located at 2984 W 4100 S in West Valley City, the property is within the Granite School District and offers access to Interstate 215, the TRAX Green Line, shopping and dining along the 5600 West corridor, and Valley Fair Mall. The Maverik Center, USANA Amphitheatre, and area golf courses are also identified nearby. One unit is expected to be vacant at the end of this month, while the other provides an opportunity for continued rental occupancy.
Located at 2984 W 4100 S in West Valley City, the property is within the Granite School District and offers access to Interstate 215, the TRAX Green Line, shopping and dining along the 5600 West corridor, and Valley Fair Mall. The Maverik Center, USANA Amphitheatre, and area golf courses are also identified nearby. One unit is expected to be vacant at the end of this month, while the other provides an opportunity for continued rental occupancy.
Key Highlights
- 2,376‑square‑foot duplex with two side‑by‑side units
- Each unit measures 1,188 square feet with 2 bedrooms and 1.5 bathrooms
- Both units updated within the last few years
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
$25,731
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
4.81%
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%
$514,620
$514.6K
Cap Rate 7%
$367,586
$367.6K
Cap Rate 9%
$285,900
$285.9K
Market Conditions
NOI Build-Up for 2,376 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
$38.5K $16.20/SF
− Vacancy
−$1.7K −$0.73/SF
EGI
$36.8K $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%
$514,620
Cap Rate 7%
$367,586
Cap Rate 9%
$285,900
Alternative Uses
Best Use
Multifamily LT 5
$367.6K
$321.6K – $428.9K
NOI $25,731 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$331.8K
$290.3K – $387.1K
NOI $23,225 @ 7.0% cap · market cap 4.34%
Theoretical Best
Office A
$680.2K
$595.2K – $793.6K
NOI $47,615 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
242
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two refreshed residences include covered parking, private storage options, and a fully landscaped lot.
Where is this duplex located?
The property is located at 2984 W 4100 S West Valley City, UT.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: 2,376‑square‑foot duplex with two side‑by‑side units; Each unit measures 1,188 square feet with 2 bedrooms and 1.5 bathrooms; Both units updated within the last few years
