Side-by-Side
New
For Sale
$435,000
4427 S 4000 W, West Valley City, UT 84120
One unit is vacant after interior updates, while the second has an occupied lease extending through June 30, 2027.
Property Size2,016 SF
Price / SF$215.77
Days on Market7
Property Features for 4427 S 4000 W
General Information
Standard status
Active
Size
2,016 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
2,016 SF
Year Built
1977
Buildings
1
Listing Agency:
Coldwell Banker Realty (Union Heights)
(801) 567-4000
Listed By:
Jim Wu
(801) 231-0365
Source:
Liftrealty
Added: Sep 18
Changed: Sep 23
Last Checked: Sep 22 at 5:06PM
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 2,016-square-foot side-by-side duplex, built in 1977, offers two separately configured residential units. Unit A has received brand-new interior paint and carpeting and will be delivered vacant, allowing immediate occupancy or leasing. Unit B is leased through June 30, 2027.
Property improvements include new air conditioning units installed in 2020, a brand-new water heater in Unit A completed in 2025, and replacement of both furnaces and the roof around 2015. The property is located at 4427 S 4000 W in West Valley City, Utah, with a 84120 ZIP code.
Property improvements include new air conditioning units installed in 2020, a brand-new water heater in Unit A completed in 2025, and replacement of both furnaces and the roof around 2015. The property is located at 4427 S 4000 W in West Valley City, Utah, with a 84120 ZIP code.
Key Highlights
- 2,016‑square‑foot side‑by‑side duplex
- Unit A features brand‑new interior paint and carpeting and will be delivered vacant
- Unit B is leased through June 30, 2027
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
$21,833
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
5.02%
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%
$436,660
$436.7K
Cap Rate 7%
$311,900
$311.9K
Cap Rate 9%
$242,589
$242.6K
Market Conditions
NOI Build-Up for 2,016 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
$32.7K $16.20/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$31.2K $15.47/SF
− OpEx
−$9.4K −$4.64/SF
NOI
$21.8K $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%
$436,660
Cap Rate 7%
$311,900
Cap Rate 9%
$242,589
Alternative Uses
Best Use
Multifamily LT 5
$311.9K
$272.9K – $363.9K
NOI $21,833 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$281.5K
$246.3K – $328.4K
NOI $19,706 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$577.2K
$505.0K – $673.4K
NOI $40,401 @ 7.0% cap · market cap 9.29%
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
738
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
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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 - One unit is vacant after interior updates, while the second has an occupied lease extending through June 30, 2027.
Where is this duplex located?
The property is located at 4427 S 4000 W West Valley City, UT.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 2,016‑square‑foot side‑by‑side duplex; Unit A features brand‑new interior paint and carpeting and will be delivered vacant; Unit B is leased through June 30, 2027
