Updated Duplex with Development
New
For Sale
$500,000
4332 S ADAMS AVE, South Ogden, UT 84403
Two separately metered residences offer in-unit laundry, central air, and included appliances in an R-3 residential setting.
Property Size1,842 SF
Lot Size0.38 Acres
Price / SF$271.44
Days on Market6
Property Features for 4332 S ADAMS AVE
General Information
Standard status
Active
Size
1,842 SF
Lot size
0.38 Acres
Property subtype
Duplex
Zoning
R-3
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
central air
in-unit laundry
Building Details
Building Size
1,842 SF
Year Built
1920
Buildings
1
Listing Agency:
KW WESTFIELD
(801) 350-1067
Listed By:
Colby Kerr
(801) 350-1067
Source:
Liftrealty
Added: Aug 16
Changed: Aug 20
Last Checked: Aug 20 at 4:56AM
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 KW WESTFIELD
Investment Insights
Based on property information with market context.
This 1,842-square-foot duplex, built in 1920, contains two residences with matching layouts of 2 bedrooms and 1 bathroom. Recent improvements include laminate flooring, central air, and appliances in both units. Each side has in-unit laundry, while separate gas, power, and water heaters simplify utility management. The basement residence is leased through May 31, 2027, and the upper unit is vacant. The landlord pays water, sewer, and trash; tenants pay gas and electric.
The property occupies 0.38 acres in Ogden's R-3 Multiple Family Residential zone. City lot-area standards appear to support up to 6 units as a permitted use, subject to independent verification with Ogden City and Weber County. The property is located at 4332 S Adams Ave in South Ogden, Utah.
The property occupies 0.38 acres in Ogden's R-3 Multiple Family Residential zone. City lot-area standards appear to support up to 6 units as a permitted use, subject to independent verification with Ogden City and Weber County. The property is located at 4332 S Adams Ave in South Ogden, Utah.
Key Highlights
- 1,842‑square‑foot duplex on a 0.38‑acre lot
- Two units, each with 2 bedrooms and 1 bathroom
- R‑3 Multiple Family Residential zoning
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
$18,204
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
3.64%
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%
$364,080
$364.1K
Cap Rate 7%
$260,057
$260.1K
Cap Rate 9%
$202,267
$202.3K
Market Conditions
NOI Build-Up for 1,842 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
$28.7K $15.60/SF
− Vacancy
−$2.7K −$1.48/SF
EGI
$26.0K $14.12/SF
− OpEx
−$7.8K −$4.24/SF
NOI
$18.2K $9.88/SF
Area
Weber County, UT
Vacancy
9.50%
Lease Rate
$15.60 /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%
$364,080
Cap Rate 7%
$260,057
Cap Rate 9%
$202,267
Alternative Uses
Best Use
Multifamily LT 5
$260.1K
$227.6K – $303.4K
NOI $18,204 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$226.6K
$198.3K – $264.4K
NOI $15,865 @ 7.0% cap · market cap 3.17%
Theoretical Best
Office A
$424.8K
$371.7K – $495.7K
NOI $29,739 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
238
Businesses Nearby
Explore this area
Business Placement
Demographics for 84403, UT
37,847
Population
14,587
Households
2.6
Avg Household Size
33
Median Age
34%
College-Educated
93%
High-School Grad
34.0 sq mi
ZIP Area
1,113
Density / Sq Mi
$84,589
Median Household Income
$41,227
Median Earnings
$1,172
Median Rent
$392,700
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 separately metered residences offer in-unit laundry, central air, and included appliances in an R-3 residential setting.
Where is this duplex located?
The property is located at 4332 S ADAMS AVE South Ogden, UT.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 1,842‑square‑foot duplex on a 0.38‑acre lot; Two units, each with 2 bedrooms and 1 bathroom; R‑3 Multiple Family Residential zoning
