Fourplex with Covered
For Sale
$879,000
4644 S CARNEGIE TECH ST #4, West Valley City, UT 84120
Fully rented residential income property with a consistent two-bedroom, one-bathroom layout in every unit.
Property Size3,472 SF
Days on Market448
Property Features for 4644 S CARNEGIE TECH ST #4
General Information
Standard status
Active
Size
3,472 SF
Property subtype
Quadruplex
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$4,780
Building Details
Building Size
3,472 SF
Year Built
1980
Tenancy
Multi
Listing Agency:
Equity Real Estate (Solid)
(801) 208-5872
Listed By:
Yongmei Cai
Source:
Acresutah
Added: May 19, 2025
Changed: Aug 8
Last Checked: Aug 9 at 11:41AM
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 (Solid)
Investment Insights
Based on property information with market context.
This fourplex includes 4 residential units, each with 2 bedrooms and 1 bathroom. The property was built in 1980 and is fully rented, providing an established residential income configuration. Covered and uncovered parking serve residents and guests.
Located at 4644 S Carnegie Tech St #4 in West Valley City, Utah, the property offers a straightforward four-unit layout with consistent unit specifications and on-site parking. The seller will be doing a 1031 exchange.
Located at 4644 S Carnegie Tech St #4 in West Valley City, Utah, the property offers a straightforward four-unit layout with consistent unit specifications and on-site parking. The seller will be doing a 1031 exchange.
Key Highlights
- Fourplex with 4 units, each offering 2 bedrooms and 1 bathroom
- Fully rented residential income property
- Covered and uncovered parking for residents and guests
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
$37,601
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
4.28%
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%
$752,020
$752.0K
Cap Rate 7%
$537,157
$537.2K
Cap Rate 9%
$417,789
$417.8K
Market Conditions
NOI Build-Up for 3,472 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
$56.2K $16.20/SF
− Vacancy
−$2.5K −$0.73/SF
EGI
$53.7K $15.47/SF
− OpEx
−$16.1K −$4.64/SF
NOI
$37.6K $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%
$752,020
Cap Rate 7%
$537,157
Cap Rate 9%
$417,789
Alternative Uses
Best Use
Multifamily LT 5
$537.2K
$470.0K – $626.7K
NOI $37,601 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$484.8K
$424.2K – $565.6K
NOI $33,938 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$994.0K
$869.7K – $1.16M
NOI $69,579 @ 7.0% cap · market cap 7.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
217
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 - Fully rented residential income property with a consistent two-bedroom, one-bathroom layout in every unit.
Where is this quadplex located?
The property is located at 4644 S CARNEGIE TECH ST #4 West Valley City, UT.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Fourplex with 4 units, each offering 2 bedrooms and 1 bathroom; Fully rented residential income property; Covered and uncovered parking for residents and guests
