Corner-Lot Duplex with Storage
For Sale
$499,900
620 E 950 S, Clearfield, UT 84015
Legal two-unit property with separately metered utilities, individual storage sheds, and flexible owner-occupant or rental use.
Property Size1,768 SF
Price / SF$282.75
Days on Market19
Property Features for 620 E 950 S
General Information
Standard status
Active
Size
1,768 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Amenities
yard
storage shed
Building Details
Building Size
1,768 SF
Year Built
1984
Listing Agency:
Blakemore Real Estate LLC
(801) 424-0900
Listed By:
Amber Briem
(801) 949-9931
Source:
Liftrealty
Added: Aug 20
Changed: Sep 6
Last Checked: Sep 7 at 7:52AM
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 Blakemore Real Estate LLC
Investment Insights
Based on property information with market context.
This legal duplex contains two separate units within a 1,768-square-foot property built in 1984. Gas and electric service are individually metered for each unit, and both residences include their own storage shed. The layout supports leasing both units or occupying one while renting the other.
Located at 620 E 950 S in Clearfield, the property occupies a corner lot at the end of a low-traffic cul-de-sac with a spacious yard. Hill Air Force Base, I-15, Clearfield FrontRunner Station, Davis Hospital and Medical Center, shopping, dining, parks, schools, and community services are nearby. The FrontRunner provides connections toward Salt Lake City, Ogden, and other Wasatch Front destinations.
Located at 620 E 950 S in Clearfield, the property occupies a corner lot at the end of a low-traffic cul-de-sac with a spacious yard. Hill Air Force Base, I-15, Clearfield FrontRunner Station, Davis Hospital and Medical Center, shopping, dining, parks, schools, and community services are nearby. The FrontRunner provides connections toward Salt Lake City, Ogden, and other Wasatch Front destinations.
Key Highlights
- Legal duplex with two separate units
- 1,768 SF property built in 1984
- Individually metered gas and electric 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
$21,706
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
4.34%
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%
$434,120
$434.1K
Cap Rate 7%
$310,086
$310.1K
Cap Rate 9%
$241,178
$241.2K
Market Conditions
NOI Build-Up for 1,768 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
$34.3K $19.38/SF
− Vacancy
−$3.3K −$1.84/SF
EGI
$31.0K $17.54/SF
− OpEx
−$9.3K −$5.26/SF
NOI
$21.7K $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%
$434,120
Cap Rate 7%
$310,086
Cap Rate 9%
$241,178
Alternative Uses
Best Use
Multifamily LT 5
$310.1K
$271.3K – $361.8K
NOI $21,706 @ 7.0% cap · market cap 4.34%
Second Best
Apartment 5plus
$287.3K
$251.4K – $335.2K
NOI $20,111 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$408.3K
$357.3K – $476.4K
NOI $28,583 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
466
Businesses Nearby
Explore this area
Business Placement
Demographics for 84015, UT
68,548
Population
23,058
Households
3
Avg Household Size
30
Median Age
25%
College-Educated
93%
High-School Grad
20.8 sq mi
ZIP Area
3,296
Density / Sq Mi
$92,634
Median Household Income
$43,208
Median Earnings
$1,385
Median Rent
$377,200
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 - Legal two-unit property with separately metered utilities, individual storage sheds, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 620 E 950 S Clearfield, UT.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Legal duplex with two separate units; 1,768 SF property built in 1984; Individually metered gas and electric for each unit
