Updated Two-Unit
For Sale
$493,000
3448 S MAPLE Way W, West Valley City, UT 84119
Residential, West Valley City, UT
Property Size1,664 SF
Lot Size0.26 Acres
Price / SF$296.27
Days on Market146
Property Features for 3448 S MAPLE Way W
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Multi-Family
Zoning description
1106
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 2
Parking
4
Patio and Porch features
Porch
Interior features
Range/Oven: Free Stdng.
Exterior features
Porch: Open
Subdivision
GARDENS SUB
Elementary school
Stansbury
Middle school
West Lake
High school
Granger
Elementary school district
Granite
Middle school district
Granite
High school district
Granite
Standard status
Active
APN
15-28-453-017
Size
1,664 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Annual Amount
2522
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas, Central
Building Details
Year built
1953
Number of units
2
Flooring type
Carpet, Linoleum
Building materials
Brick
Roof type
Asphalt
Architectural style
Other
Listing Agency:
KW Utah Realtors Keller Williams · Keller Williams Realty
(801) 858-0000
Listed By:
Joe Reardon
(801) 879-8895
Added: May 4
Changed: Sep 14
Last Checked: Sep 26 at 9:06AM
MLS# 2155339
Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit duplex in West Valley City provides 1,664 square feet of residential space on a 0.26-acre lot. Built in 1953, the property has brick construction, separate bedrooms and bathrooms, open porch space, carpet and linoleum flooring, and freestanding range/oven equipment. Heating is provided by forced-air natural gas systems with central air conditioning, while public sewer serves the property.
Recent improvements include a new roof added May 2026, Pex water-line piping installed in both units in 2022, updated electrical boxes from 2022, newer furnace and A/C systems, and windows replaced in 2022. The property is zoned Multi-Family and is located at 3448 S MAPLE Way W, West Valley City, UT 84119.
Recent improvements include a new roof added May 2026, Pex water-line piping installed in both units in 2022, updated electrical boxes from 2022, newer furnace and A/C systems, and windows replaced in 2022. The property is zoned Multi-Family and is located at 3448 S MAPLE Way W, West Valley City, UT 84119.
Key Highlights
- 1,664‑square‑foot duplex on a 0.26‑acre lot
- Multi‑Family zoning in West Valley City
- New roof added May 2026
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
$18,021
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
3.66%
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%
$360,420
$360.4K
Cap Rate 7%
$257,443
$257.4K
Cap Rate 9%
$200,233
$200.2K
Market Conditions
NOI Build-Up for 1,664 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
$27.0K $16.20/SF
− Vacancy
−$1.2K −$0.73/SF
EGI
$25.7K $15.47/SF
− OpEx
−$7.7K −$4.64/SF
NOI
$18.0K $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%
$360,420
Cap Rate 7%
$257,443
Cap Rate 9%
$200,233
Alternative Uses
Best Use
Multifamily LT 5
$257.4K
$225.3K – $300.4K
NOI $18,021 @ 7.0% cap · market cap 3.66%
Second Best
Apartment 5plus
$232.4K
$203.3K – $271.1K
NOI $16,265 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$476.4K
$416.8K – $555.8K
NOI $33,347 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
882
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Brick duplex with separate residences, recent system upgrades, and a multi-family zoning designation.
Where is this duplex located?
The property is located at 3448 S MAPLE Way W West Valley City, UT.
What is the asking price?
The asking price for this property is $493,000.
What are key features of this property?
This property features: 1,664‑square‑foot duplex on a 0.26‑acre lot; Multi‑Family zoning in West Valley City; New roof added May 2026
