Live-In Duplex with
For Sale
$886,900
5101 EMIGRATION CANYON Rd, Salt Lake City, UT 84108
Residential, Salt Lake City, UT
Property Size3,020 SF
Lot Size0.46 Acres
Price / SF$293.68
Days on Market51
Property Features for 5101 EMIGRATION CANYON Rd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
6122
Bedrooms
6
Bathrooms
6
Full bathrooms
6
Rooms
Bedroom 4, Bathroom 1, Bedroom 5, Bathroom 4, Bedroom 2, Bathroom 3, Bedroom 1, Bathroom 6, Bedroom 6, Bathroom 5, Bedroom 3, Bathroom 2
Parking
8
Window features
Blinds
Patio and Porch features
Patio
Interior features
Bath: Primary, Disposal, Kitchen: Updated, Laundry Chute, Range/Oven: Free Stdng., Dishwasher: Built-In
Exterior features
Balcony, Patio: Open
Lot features
Secluded, Terrain: Grad Slope, View: Mountain
Elementary school
Eastwood
Middle school
Churchill
High school
Skyline
Elementary school district
Granite
Middle school district
Granite
High school district
Granite
Subdivision
Salt Lake City; Ft Douglas
Standard status
Active
APN
10-32-352-011
Size
3,020 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Annual Amount
4051
Utilities
Sewer type
Septic Tank
Heating system
Forced Air
Water source
Well
Amenities
yard
perennial gardens
privacy fence
Building Details
Year built
1977
Number of units
2
Flooring type
Tile, Carpet
Building materials
Concrete, Stucco
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Intermountain Properties
(801) 899-9102
Listed By:
Chelsea Layne Baker
(801) 643-1125
Added: Jul 31
Changed: Sep 15
Last Checked: Sep 18 at 11:06PM
MLS# 2175886
Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This legal duplex contains 3,020 square feet on a 0.46-acre parcel and was built in 1977. Both units are leased through 2027, with each side offering an attached two-car garage, a private six-foot fenced area, laundry facilities, a walk-in pantry, and a fireplace insert. The west unit includes an additional 800 square feet divided into two rooms, while the east unit features a kitchen remodeled in 2026, new carpet, and fresh paint. Outdoor improvements include a 30-by-70-foot concrete patio on the east side and perennial gardens on the west side.
The property uses a private well and separate septic tanks for each unit. It is located 1.5 miles from Ruth’s Diner and approximately 10 minutes from the University area, 15 minutes from Downtown, 25 minutes from Park City, and 25 minutes from Snowbird. Trails are accessible by walking from the property, and county-plowed roads provide winter access.
The property uses a private well and separate septic tanks for each unit. It is located 1.5 miles from Ruth’s Diner and approximately 10 minutes from the University area, 15 minutes from Downtown, 25 minutes from Park City, and 25 minutes from Snowbird. Trails are accessible by walking from the property, and county-plowed roads provide winter access.
Key Highlights
- Legal duplex on 0.46 acres with 3,020 square feet
- Both units leased through 2027
- Attached two‑car garage for each unit
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
$40,274
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
4.54%
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%
$805,480
$805.5K
Cap Rate 7%
$575,343
$575.3K
Cap Rate 9%
$447,489
$447.5K
Market Conditions
NOI Build-Up for 3,020 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
$60.9K $20.16/SF
− Vacancy
−$3.3K −$1.11/SF
EGI
$57.5K $19.05/SF
− OpEx
−$17.3K −$5.72/SF
NOI
$40.3K $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%
$805,480
Cap Rate 7%
$575,343
Cap Rate 9%
$447,489
Alternative Uses
Best Use
Multifamily LT 5
$575.3K
$503.4K – $671.2K
NOI $40,274 @ 7.0% cap · market cap 4.54%
Second Best
Apartment 5plus
$534.5K
$467.7K – $623.6K
NOI $37,413 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$813.6K
$711.9K – $949.2K
NOI $56,954 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 84108, UT
21,261
Population
8,258
Households
2.6
Avg Household Size
35
Median Age
78%
College-Educated
98%
High-School Grad
72.2 sq mi
ZIP Area
294
Density / Sq Mi
$120,469
Median Household Income
$42,821
Median Earnings
$1,562
Median Rent
$759,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Legal duplex with two leased units, private outdoor areas, attached garages, and well water in Emigration Canyon.
Where is this duplex located?
The property is located at 5101 EMIGRATION CANYON Rd Salt Lake City, UT.
What is the asking price?
The asking price for this property is $886,900.
What are key features of this property?
This property features: Legal duplex on 0.46 acres with 3,020 square feet; Both units leased through 2027; Attached two‑car garage for each unit
