Four-Unit Multifamily
For Sale
$740,000
Pending
5370 4100, West Valley City, UT 84120
The property combines two-bedroom and one-bedroom residences with covered parking and a fenced yard.
Property Size3,146 SF
Days on Market409
Property Features for 5370 4100
General Information
Standard status
Pending
Size
3,146 SF
Property subtype
Fourplex
Units
Unit Mix
2 x 2BR, 2 x 1BR
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$3,286
Amenities
Carpet, Linoleum
Electric Dryer
3
Membrane
Full
Covered
Fenced Yard.
4 Parking Spaces. Covered.
0.0x0.0x0.0
Listing Agency:
Harmon Real Estate Inc.
(801) 856-7191
Listed By:
Scott Harmon
(801) 856-7191
Source:
Xome
Added: Jul 20, 2025
Changed: Aug 30
Last Checked: Aug 31 at 2:40PM
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 Harmon Real Estate Inc.
Investment Insights
Based on property information with market context.
This 3,146-square-foot quadplex contains four residential units, including two two-bedroom apartments and two one-bedroom apartments. Interior finishes include carpet and linoleum, while the property also provides electric dryer equipment. Exterior features include a membrane roof, a fenced yard, and four covered parking spaces.
The property is located in West Valley City, Utah, within ZIP code 84120. The surrounding area is described as providing access to schools, parks, and shopping, with the property address listed as 5370 4100.
The property is located in West Valley City, Utah, within ZIP code 84120. The surrounding area is described as providing access to schools, parks, and shopping, with the property address listed as 5370 4100.
Key Highlights
- Four‑unit configuration with two 2‑bedroom and two 1‑bedroom residences
- 3,146 SF property
- Four covered parking spaces
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
$34,070
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
4.60%
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%
$681,400
$681.4K
Cap Rate 7%
$486,714
$486.7K
Cap Rate 9%
$378,556
$378.6K
Market Conditions
NOI Build-Up for 3,146 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
$51.0K $16.20/SF
− Vacancy
−$2.3K −$0.73/SF
EGI
$48.7K $15.47/SF
− OpEx
−$14.6K −$4.64/SF
NOI
$34.1K $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%
$681,400
Cap Rate 7%
$486,714
Cap Rate 9%
$378,556
Alternative Uses
Best Use
Multifamily LT 5
$486.7K
$425.9K – $567.8K
NOI $34,070 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$439.3K
$384.4K – $512.5K
NOI $30,752 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$900.7K
$788.1K – $1.05M
NOI $63,046 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
243
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
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Frequently Asked Questions
What type of property is this?
Quadplex - The property combines two-bedroom and one-bedroom residences with covered parking and a fenced yard.
Where is this quadplex located?
The property is located at 5370 4100 West Valley City, UT.
What is the asking price?
The asking price for this property is $740,000.
What are key features of this property?
This property features: Four‑unit configuration with two 2‑bedroom and two 1‑bedroom residences; 3,146 SF property; Four covered parking spaces
