Renovated Duplex with
For Sale
$548,000
3704 S 6800 W, West Valley City, UT 84128
Two updated residential units offer private parking, refreshed interiors, and convenient access to schools, transit, shopping, and freeway connections.
Property Size1,886 SF
Price / SF$290.56
Days on Market45
Property Features for 3704 S 6800 W
General Information
Standard status
Active
Size
1,886 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Average Monthly Rent
$1,597
Building Details
Year Built
1979
Buildings
1
Listing Agency:
Equity Real Estate (Advantage)
(801) 671-7333
Listed By:
Nakole Mellor
Source:
Buysalty
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 31 at 7:21PM
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 Equity Real Estate (Advantage)
Investment Insights
Based on property information with market context.
This 1,886-square-foot duplex, built in 1979, contains two approximately 943-square-foot residences. Each unit includes two bedrooms, one bathroom, a three-car driveway, and a single-car carport. Recent improvements include new water heaters, LVP flooring, and artificial turf, providing updated finishes across both sides of the property.
The property is located at 3704 S 6800 W in West Valley City, with an elementary school and bus station within walking distance. Shopping and grocery options are nearby, while freeway access supports regional travel. Downtown Salt Lake City is approximately 20 minutes away. Existing one-year lease agreements are scheduled to expire Aug 1ST.
The property is located at 3704 S 6800 W in West Valley City, with an elementary school and bus station within walking distance. Shopping and grocery options are nearby, while freeway access supports regional travel. Downtown Salt Lake City is approximately 20 minutes away. Existing one-year lease agreements are scheduled to expire Aug 1ST.
Key Highlights
- 1,886‑square‑foot duplex with two residential units
- Each unit is approximately 943 sq ft with 2bed and 1 bath
- New water heaters, LVP flooring, and artificial turf
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
$20,425
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
3.73%
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%
$408,500
$408.5K
Cap Rate 7%
$291,786
$291.8K
Cap Rate 9%
$226,944
$226.9K
Market Conditions
NOI Build-Up for 1,886 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
$30.6K $16.20/SF
− Vacancy
−$1.4K −$0.73/SF
EGI
$29.2K $15.47/SF
− OpEx
−$8.8K −$4.64/SF
NOI
$20.4K $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%
$408,500
Cap Rate 7%
$291,786
Cap Rate 9%
$226,944
Alternative Uses
Best Use
Multifamily LT 5
$291.8K
$255.3K – $340.4K
NOI $20,425 @ 7.0% cap · market cap 3.73%
Second Best
Apartment 5plus
$263.4K
$230.4K – $307.3K
NOI $18,435 @ 7.0% cap · market cap 3.36%
Theoretical Best
Office A
$539.9K
$472.4K – $629.9K
NOI $37,795 @ 7.0% cap · market cap 6.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
200
Businesses Nearby
Explore this area
Business Placement
Demographics for 84128, UT
31,406
Population
8,442
Households
3.7
Avg Household Size
31
Median Age
17%
College-Educated
85%
High-School Grad
8.4 sq mi
ZIP Area
3,739
Density / Sq Mi
$109,286
Median Household Income
$45,880
Median Earnings
$1,838
Median Rent
$404,600
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 updated residential units offer private parking, refreshed interiors, and convenient access to schools, transit, shopping, and freeway connections.
Where is this duplex located?
The property is located at 3704 S 6800 W West Valley City, UT.
What is the asking price?
The asking price for this property is $548,000.
What are key features of this property?
This property features: 1,886‑square‑foot duplex with two residential units; Each unit is approximately 943 sq ft with 2bed and 1 bath; New water heaters, LVP flooring, and artificial turf
