Turnkey Duplex with Separate
For Sale
$449,900
4994 S 1950 W, Roy, UT 84067
Each 2 bed, 1 bath unit has its own driveway, private yard, and separately metered power and gas.
Property Size1,672 SF
Price / SF$269.08
Days on Market95
Property Features for 4994 S 1950 W
General Information
Standard status
Active
Size
1,672 SF
Property subtype
Duplex
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Building Details
Building Size
1,672 SF
Year Built
1954
Listing Agency:
Mtn Buff, LLC
Listed By:
Paden Anderson
(385) 600-6005
Source:
Liftrealty
Added: Jun 6
Changed: Sep 7
Last Checked: Sep 8 at 6:33AM
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 Mtn Buff, LLC
Investment Insights
Based on property information with market context.
This turnkey duplex offers two separate 2-bedroom, 1-bath units, each with its own driveway and private yard. Power and gas are separately metered for easy utility management and added privacy. Both units have been renovated with new paint, flooring, trim, and window coverings, and each unit includes two ductless mini-splits for heating and cooling plus a forced-air furnace for primary winter heating.
The back unit is vacant and move-in ready, with a brand-new refrigerator and water heater. The front unit is leased at $1,300 per month through 11/10/2026 and has upgraded electrical. Outdoors, the property features a new xeriscaped yard, one fully fenced yard, a new storage shed, and parking suitable for trailers or toys.
Located at 4994 S 1950 W in Roy, UT, the home is near the Roy Fire Station and within minutes of shopping and dining, with a park across the street.
The back unit is vacant and move-in ready, with a brand-new refrigerator and water heater. The front unit is leased at $1,300 per month through 11/10/2026 and has upgraded electrical. Outdoors, the property features a new xeriscaped yard, one fully fenced yard, a new storage shed, and parking suitable for trailers or toys.
Located at 4994 S 1950 W in Roy, UT, the home is near the Roy Fire Station and within minutes of shopping and dining, with a park across the street.
Key Highlights
- Turnkey duplex built in 1954 with two 2 bed, 1 bath units
- Each unit has its own driveway, private yard, and separately metered power and gas
- Both units renovated with new paint, flooring, trim, and window coverings
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
$16,524
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
3.67%
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%
$330,480
$330.5K
Cap Rate 7%
$236,057
$236.1K
Cap Rate 9%
$183,600
$183.6K
Market Conditions
NOI Build-Up for 1,672 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
$26.1K $15.60/SF
− Vacancy
−$2.5K −$1.48/SF
EGI
$23.6K $14.12/SF
− OpEx
−$7.1K −$4.24/SF
NOI
$16.5K $9.88/SF
Area
Weber County, UT
Vacancy
9.50%
Lease Rate
$15.60 /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%
$330,480
Cap Rate 7%
$236,057
Cap Rate 9%
$183,600
Alternative Uses
Best Use
Multifamily LT 5
$236.1K
$206.6K – $275.4K
NOI $16,524 @ 7.0% cap · market cap 3.67%
Second Best
Apartment 5plus
$205.7K
$180.0K – $240.0K
NOI $14,401 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$385.6K
$337.4K – $449.9K
NOI $26,994 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
Explore this area
Business Placement
Demographics for 84067, UT
39,194
Population
13,425
Households
2.9
Avg Household Size
32
Median Age
23%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
4,780
Density / Sq Mi
$90,918
Median Household Income
$42,987
Median Earnings
$1,557
Median Rent
$350,400
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?
Duplex - Each 2 bed, 1 bath unit has its own driveway, private yard, and separately metered power and gas.
Where is this duplex located?
The property is located at 4994 S 1950 W Roy, UT.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Turnkey duplex built in 1954 with two 2 bed, 1 bath units; Each unit has its own driveway, private yard, and separately metered power and gas; Both units renovated with new paint, flooring, trim, and window coverings
