Duplex with In-Unit
For Sale
$699,000
3077 W LEHMAN AVE, West Valley City, UT 84119
Each residence has its own side entrance and central air conditioning.
Property Size3,377 SF
Days on Market13
Property Features for 3077 W LEHMAN AVE
General Information
Standard status
Active
Size
3,377 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,543
Amenities
in-unit laundry
central air
Building Details
Building Size
3,377 SF
Year Built
1972
Listing Agency:
EXP Realty, LLC
Listed By:
Kelly Albert Denney
Source:
Acresutah
Added: Sep 15
Changed: Sep 26
Last Checked: Sep 26 at 10:05AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This 3,377-square-foot duplex was built in 1972 and contains two units, each with in-unit laundry and a separate side entrance. Central air conditioning was installed in the units in 2017 and 2020. One furnace and one water heater were replaced in 2017.
The property is near Valley Fair Mall, the Maverik Center, TRAX stations, the planned University of Utah Eccles Health Campus, and Intermountain Health’s Fairbourne Campus. I-215 provides nearby highway access.
The property is near Valley Fair Mall, the Maverik Center, TRAX stations, the planned University of Utah Eccles Health Campus, and Intermountain Health’s Fairbourne Campus. I-215 provides nearby highway access.
Key Highlights
- Two‑unit duplex with 3,377 square feet
- In‑unit laundry and separate side entrances in both units
- Central air added in 2017 and 2020
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
$36,572
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
5.23%
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%
$731,440
$731.4K
Cap Rate 7%
$522,457
$522.5K
Cap Rate 9%
$406,356
$406.4K
Market Conditions
NOI Build-Up for 3,377 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
$54.7K $16.20/SF
− Vacancy
−$2.5K −$0.73/SF
EGI
$52.2K $15.47/SF
− OpEx
−$15.7K −$4.64/SF
NOI
$36.6K $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%
$731,440
Cap Rate 7%
$522,457
Cap Rate 9%
$406,356
Alternative Uses
Best Use
Multifamily LT 5
$522.5K
$457.2K – $609.5K
NOI $36,572 @ 7.0% cap · market cap 5.23%
Second Best
Apartment 5plus
$471.6K
$412.6K – $550.2K
NOI $33,010 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$966.8K
$845.9K – $1.13M
NOI $67,675 @ 7.0% cap · market cap 9.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
893
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
Check the figures for this property
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?
Duplex - Each residence has its own side entrance and central air conditioning.
Where is this duplex located?
The property is located at 3077 W LEHMAN AVE West Valley City, UT.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two‑unit duplex with 3,377 square feet; In‑unit laundry and separate side entrances in both units; Central air added in 2017 and 2020
