Turnkey West Valley
For Sale
$869,000
4632 S ARLINGTON PARK DR, West Valley City, UT 84120
Condo-style fourplex with 2-bedroom units, in-unit laundry, and covered and uncovered parking.
Property Size4,000 SF
Price / SF$217.25
Days on Market62
Property Features for 4632 S ARLINGTON PARK DR
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Quadruplex
Additional Details
Business Included
Yes
Multifamily Units
4
Building Details
Building Size
4,000 SF
Year Built
1983
Listing Agency:
Equity Real Estate (Premier Elite)
(801) 651-3071
Listed By:
Redis Farka
(801) 884-3839
Source:
Liftrealty
Added: Jul 6
Changed: Sep 4
Last Checked: Sep 5 at 7:02AM
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 (Premier Elite)
Investment Insights
Based on property information with market context.
Turnkey fourplex in West Valley City featuring condo-style units with 2 bedrooms and 1.5 baths, plus in-unit laundry, ample storage, and both covered and uncovered parking. Leases are month-to-month, supporting stable rental operations. The owner provides water, sewer, and garbage, while tenants pay all other utilities. A new roof and under-roof decking were installed in June 2025.
The property is positioned in a rental area near schools, shopping, and transit. An adjacent fourplex is also available for purchase as an 8-unit package.
The current gross rents are reported as $53,700 annually, with projected rents of $64,800.
The property is positioned in a rental area near schools, shopping, and transit. An adjacent fourplex is also available for purchase as an 8-unit package.
The current gross rents are reported as $53,700 annually, with projected rents of $64,800.
Key Highlights
- Condo‑style 4‑plex built in 1983 with four 2‑bedroom, 1.5‑bath units
- In‑unit laundry in every unit, plus ample storage
- Covered and uncovered parking available for tenants
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
$43,319
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
4.98%
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%
$866,380
$866.4K
Cap Rate 7%
$618,843
$618.8K
Cap Rate 9%
$481,322
$481.3K
Market Conditions
NOI Build-Up for 4,000 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
$64.8K $16.20/SF
− Vacancy
−$2.9K −$0.73/SF
EGI
$61.9K $15.47/SF
− OpEx
−$18.6K −$4.64/SF
NOI
$43.3K $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%
$866,380
Cap Rate 7%
$618,843
Cap Rate 9%
$481,322
Alternative Uses
Best Use
Multifamily LT 5
$618.8K
$541.5K – $722.0K
NOI $43,319 @ 7.0% cap · market cap 4.98%
Second Best
Apartment 5plus
$558.6K
$488.7K – $651.7K
NOI $39,099 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,160 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
232
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Condo-style fourplex with 2-bedroom units, in-unit laundry, and covered and uncovered parking.
Where is this quadplex located?
The property is located at 4632 S ARLINGTON PARK DR West Valley City, UT.
What is the asking price?
The asking price for this property is $869,000.
What are key features of this property?
This property features: Condo‑style 4‑plex built in 1983 with four 2‑bedroom, 1.5‑bath units; In‑unit laundry in every unit, plus ample storage; Covered and uncovered parking available for tenants
