Four-Unit Property with
New
For Sale
$1,350,000
3153 W 3650 S, West Valley City, UT 84119
Separate electric and gas metering supports practical utility administration across the residential units.
Property Size3,598 SF
Days on Market4
Property Features for 3153 W 3650 S
General Information
Standard status
Active
Size
3,598 SF
Property subtype
> 4 Units
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$6,053
Amenities
garage storage units
Building Details
Building Size
3,598 SF
Year Built
1962
Listing Agency:
Summit Sotheby's International Realty
(435) 295-3592
Listed By:
Sean Steinman · License #9079608
Source:
Acresutah
Added: Aug 27
Changed: Aug 30
Last Checked: Aug 30 at 6:32AM
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 Summit Sotheby's International Realty
Investment Insights
Based on property information with market context.
Built in 1962, this quadplex contains four residential units and has received notable physical improvements, including replacement windows and electrical system upgrades throughout. Each unit has its own electric and gas meters, creating separate utility measurement for the property. On-site parking is available, with additional spaces offered for separate rental. Garage storage units provide further rentable components within the property.
The property is located at 3153 W 3650 S in West Valley City, Utah, near UTA bus and train lines. The combination of multiple residential units, individually metered utilities, parking, and garage storage creates a clearly defined multifamily configuration with several separately usable components.
The property is located at 3153 W 3650 S in West Valley City, Utah, near UTA bus and train lines. The combination of multiple residential units, individually metered utilities, parking, and garage storage creates a clearly defined multifamily configuration with several separately usable components.
Key Highlights
- Four‑unit quadplex built in 1962
- New windows and upgraded electrical systems throughout
- Each unit has separate electric and gas meters
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
$38,965
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
2.89%
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%
$779,300
$779.3K
Cap Rate 7%
$556,643
$556.6K
Cap Rate 9%
$432,944
$432.9K
Market Conditions
NOI Build-Up for 3,598 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
$58.3K $16.20/SF
− Vacancy
−$2.6K −$0.73/SF
EGI
$55.7K $15.47/SF
− OpEx
−$16.7K −$4.64/SF
NOI
$39.0K $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%
$779,300
Cap Rate 7%
$556,643
Cap Rate 9%
$432,944
Alternative Uses
Best Use
Multifamily LT 5
$556.6K
$487.1K – $649.4K
NOI $38,965 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$502.4K
$439.6K – $586.2K
NOI $35,170 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$1.03M
$901.3K – $1.20M
NOI $72,104 @ 7.0% cap · market cap 5.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
871
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?
Quadplex - Separate electric and gas metering supports practical utility administration across the residential units.
Where is this quadplex located?
The property is located at 3153 W 3650 S West Valley City, UT.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Four‑unit quadplex built in 1962; New windows and upgraded electrical systems throughout; Each unit has separate electric and gas meters
