All-Brick Side-by-Side
For Sale
$559,000
4358 S ROSE GARDEN LN, Salt Lake City, UT 84124
Two side-by-side units each feature fenced yards and updated roofing, windows, electrical service, and major mechanicals.
Property Size1,600 SF
Price / SF$349.38
Days on Market59
Property Features for 4358 S ROSE GARDEN LN
General Information
Standard status
Active
Size
1,600 SF
Total Parking Spaces
2
Property subtype
Duplex
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Building Details
Building Size
1,600 SF
Year Built
1954
Construction
all brick
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty (Union Heights)
(801) 567-4000
Listed By:
Jim Wu
(801) 231-0365
Source:
Liftrealty
Added: Jul 23
Changed: Sep 18
Last Checked: Sep 18 at 7:22AM
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 Coldwell Banker Realty (Union Heights)
Investment Insights
Based on property information with market context.
This all-brick, side-by-side main-floor living duplex offers two independently usable units, each with its own fenced yard. The property includes double paned vinyl windows. Significant updates include a new roof and new soffit/fascia completed in 2017, updated electrical service with new breaker boxes, and new AC systems installed in 2023. Unit 4358 received a new water heater in 2025, while unit 4360 has a new furnace (2023) and a new water heater (2024). Each side currently uses the two-car garage area as storage, and tenants maintain the landscaping. Long-term tenants are in place, with tenancy durations reported as 7 years for unit 4358 and 5 years for unit 4360.
The duplex is located at 4358 S ROSE GARDEN LN in Salt Lake City, UT 84124, positioned in a cul-de-sac setting. The seller notes that rents, lease renewal dates, and seller financing terms are available in agent remarks, and the sale is subject to inspection and the cooperation of a 1031 exchange. Please do not solicit tenants and note there is no sign on the property.
The duplex is located at 4358 S ROSE GARDEN LN in Salt Lake City, UT 84124, positioned in a cul-de-sac setting. The seller notes that rents, lease renewal dates, and seller financing terms are available in agent remarks, and the sale is subject to inspection and the cooperation of a 1031 exchange. Please do not solicit tenants and note there is no sign on the property.
Key Highlights
- 1954‑built all‑brick duplex with two side‑by‑side units in a cul‑de‑sac
- 2017 updates include new roof and new soffit/fascia
- 2023 major systems: new electrical service and new breaker box, plus new AC
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
$21,337
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
3.82%
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%
$426,740
$426.7K
Cap Rate 7%
$304,814
$304.8K
Cap Rate 9%
$237,078
$237.1K
Market Conditions
NOI Build-Up for 1,600 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
$32.3K $20.16/SF
− Vacancy
−$1.8K −$1.11/SF
EGI
$30.5K $19.05/SF
− OpEx
−$9.1K −$5.72/SF
NOI
$21.3K $13.34/SF
Area
Salt Lake City, UT
Vacancy
5.50%
Lease Rate
$20.16 /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%
$426,740
Cap Rate 7%
$304,814
Cap Rate 9%
$237,078
Alternative Uses
Best Use
Multifamily LT 5
$304.8K
$266.7K – $355.6K
NOI $21,337 @ 7.0% cap · market cap 3.82%
Second Best
Apartment 5plus
$283.2K
$247.8K – $330.4K
NOI $19,822 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$431.1K
$377.2K – $502.9K
NOI $30,174 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,051
Businesses Nearby
Explore this area
Business Placement
Demographics for 84124, UT
22,872
Population
8,976
Households
2.5
Avg Household Size
38
Median Age
60%
College-Educated
98%
High-School Grad
7.7 sq mi
ZIP Area
2,970
Density / Sq Mi
$117,500
Median Household Income
$53,551
Median Earnings
$1,460
Median Rent
$704,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two side-by-side units each feature fenced yards and updated roofing, windows, electrical service, and major mechanicals.
Where is this duplex located?
The property is located at 4358 S ROSE GARDEN LN Salt Lake City, UT.
What is the asking price?
The asking price for this property is $559,000.
What are key features of this property?
This property features: 1954‑built all‑brick duplex with two side‑by‑side units in a cul‑de‑sac; 2017 updates include new roof and new soffit/fascia; 2023 major systems: new electrical service and new breaker box, plus new AC
