Duplex with Recent
For Sale
$495,000
579 E GENTILE S, Layton, UT 84041
Property improvements include a 2021 roof replacement, updated windows, and a 2024 water heater.
Property Size2,602 SF
Price / SF$190.24
Days on Market25
Property Features for 579 E GENTILE S
General Information
Standard status
Active
Size
2,602 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
2,602 SF
Year Built
1941
Year Renovated
2021
Listing Agency:
BY-THE-NUMBERS Real Estate, Inc
(801) 550-3664
Listed By:
Stephen Thorpe
(801) 550-3664
Source:
Liftrealty
Added: Jul 28
Changed: Aug 19
Last Checked: Aug 20 at 5:32AM
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 BY-THE-NUMBERS Real Estate, Inc
Investment Insights
Based on property information with market context.
This duplex at 579 E GENTILE S in Layton, Utah, contains 2602 square feet and was built in 1941. The property includes front and rear units, with improvements completed at different times. The roof was replaced in 2021, and the windows have been updated. The rear unit received remodeling work in 2021, while the water heater was replaced in 2024. A new dryer was added to the front unit in 2023.
Key Highlights
- Duplex with 2602 square feet
- Roof replacement completed in 2021
- Rear unit remodeled in 2021
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
$31,945
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
6.45%
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%
$638,900
$638.9K
Cap Rate 7%
$456,357
$456.4K
Cap Rate 9%
$354,944
$354.9K
Market Conditions
NOI Build-Up for 2,602 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
$50.4K $19.38/SF
− Vacancy
−$4.8K −$1.84/SF
EGI
$45.6K $17.54/SF
− OpEx
−$13.7K −$5.26/SF
NOI
$31.9K $12.28/SF
Area
Davis County, UT
Vacancy
9.50%
Lease Rate
$19.38 /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%
$638,900
Cap Rate 7%
$456,357
Cap Rate 9%
$354,944
Alternative Uses
Best Use
Multifamily LT 5
$456.4K
$399.3K – $532.4K
NOI $31,945 @ 7.0% cap · market cap 6.45%
Second Best
Apartment 5plus
$422.8K
$370.0K – $493.3K
NOI $29,598 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$601.0K
$525.8K – $701.1K
NOI $42,067 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
686
Businesses Nearby
Explore this area
Business Placement
Demographics for 84041, UT
55,289
Population
19,171
Households
2.9
Avg Household Size
30
Median Age
31%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
3,711
Density / Sq Mi
$87,608
Median Household Income
$43,804
Median Earnings
$1,404
Median Rent
$395,800
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?
Duplex - Property improvements include a 2021 roof replacement, updated windows, and a 2024 water heater.
Where is this duplex located?
The property is located at 579 E GENTILE S Layton, UT.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Duplex with 2602 square feet; Roof replacement completed in 2021; Rear unit remodeled in 2021
