Quadplex with Major Unit
For Sale
$799,900
4352 3600 W, West Valley City, UT 84120
MULTI_FAMILY - West Valley City, UT
Property Size3,700 SF
Lot Size0.21 Acres
Price / SF$216.19
Days on Market137
Property Features for 4352 3600 W
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bathroom 4, Bedroom 4, Bedroom 3, Bathroom 3, Bedroom 1, Bedroom 7, Bedroom 8, Bedroom 6, Bathroom 2, Bedroom 5, Bathroom 1
Elementary school
Out of Area
Middle school
Out of Area
High school
Out of Area
Subdivision
Outside Area
Standard status
Active
APN
21-05-180-010
Size
3,700 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
4510
Utilities
Heating system
Natural Gas
Amenities
storage shed
Building Details
Year built
1963
Floors in Building
2
Number of units
4
Roof type
Asphalt
Listing Agency:
RED ROCK REAL ESTATE
(435) 275-2775
Listed By:
AUDREY MONSON
(435) 668-7393
Added: Mar 30
Changed: Jul 28
Last Checked: Aug 13 at 10:06AM
MLS# 26-270829
Copyright © 2026 Washington County Board of Realtors. 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 turnkey quadplex offers four rental units with significant updates. The property totals 3,700 square feet and was built in 1963. Natural gas heating and an asphalt roof are in place. Interior improvements include new kitchens and baths, along with updated flooring, paint, blinds, and dishwashers in two units, including one unit with a washer and dryer. A third unit has new carpet and paint. Electrical upgrades are also noted as having been completed.
Exterior updates include new front stairs and refreshed side balconies. Tenant and guest parking are available, and there is a storage shed on site. The property is located at 4352 3600 W in West Valley City, UT 84120.
Exterior updates include new front stairs and refreshed side balconies. Tenant and guest parking are available, and there is a storage shed on site. The property is located at 4352 3600 W in West Valley City, UT 84120.
Key Highlights
- Two units fully remodeled with new kitchens, baths, flooring, paint, blinds, and dishwashers; one includes a washer and dryer
- Third unit updated with new carpet and paint
- Electrical upgrades completed
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
$40,070
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
5.01%
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%
$801,400
$801.4K
Cap Rate 7%
$572,429
$572.4K
Cap Rate 9%
$445,222
$445.2K
Market Conditions
NOI Build-Up for 3,700 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
$59.9K $16.20/SF
− Vacancy
−$2.7K −$0.73/SF
EGI
$57.2K $15.47/SF
− OpEx
−$17.2K −$4.64/SF
NOI
$40.1K $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%
$801,400
Cap Rate 7%
$572,429
Cap Rate 9%
$445,222
Alternative Uses
Best Use
Multifamily LT 5
$572.4K
$500.9K – $667.8K
NOI $40,070 @ 7.0% cap · market cap 5.01%
Second Best
Apartment 5plus
$516.7K
$452.1K – $602.8K
NOI $36,167 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$1.06M
$926.9K – $1.24M
NOI $74,148 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Explore this area
Business Placement
Demographics for 84120, UT
51,212
Population
14,184
Households
3.6
Avg Household Size
32
Median Age
15%
College-Educated
81%
High-School Grad
10.1 sq mi
ZIP Area
5,070
Density / Sq Mi
$90,847
Median Household Income
$36,899
Median Earnings
$1,434
Median Rent
$370,800
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 - Fourplex on 0.21-acre lot with major interior upgrades, natural gas heat, asphalt roof, and tenant parking plus storage shed.
Where is this quadplex located?
The property is located at 4352 3600 W West Valley City, UT.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Two units fully remodeled with new kitchens, baths, flooring, paint, blinds, and dishwashers; one includes a washer and dryer; Third unit updated with new carpet and paint; Electrical upgrades completed
