Duplex with Basement
New
For Sale
$1,280,000
626 E 800 S, Springville, UT 84663
Spacious main residence includes a separate one-bedroom, one-bathroom basement apartment with dedicated RV parking.
Property Size6,085 SF
Price / SF$210.35
Days on Market3
Property Features for 626 E 800 S
General Information
Standard status
Active
Size
6,085 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Ameritrue Real Estate & Management Pllc
Listed By:
Midway Utah Real Estate Team
(435) 640-7231
Source:
Midwayutahrealestate
Added: Sep 11
Changed: Sep 12
Last Checked: Sep 12 at 8:21AM
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 Ameritrue Real Estate & Management Pllc
Investment Insights
Based on property information with market context.
Located at 626 E 800 S in Springville, this duplex offering includes two twinhomes, with each side associated with its own listing and parcel number. The property is identified with a 2026 year built.
Each twinhome combines a three-bedroom main residence with a one-bedroom, one-bathroom basement apartment. The primary living areas are described as spacious and functionally arranged, while the basement apartment includes its own RV pad for parking. Rental, occupancy, and use terms require verification with the City as part of the buyer’s due diligence.
Each twinhome combines a three-bedroom main residence with a one-bedroom, one-bathroom basement apartment. The primary living areas are described as spacious and functionally arranged, while the basement apartment includes its own RV pad for parking. Rental, occupancy, and use terms require verification with the City as part of the buyer’s due diligence.
Key Highlights
- Two twinhomes available, with each side tied to a separate listing and parcel number
- Each main residence includes 3 bedrooms
- Each twinhome has a 1‑bedroom, 1‑bathroom basement apartment
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
$56,136
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
4.39%
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%
$1,122,720
$1.1M
Cap Rate 7%
$801,943
$801.9K
Cap Rate 9%
$623,733
$623.7K
Market Conditions
NOI Build-Up for 6,085 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
$84.0K $13.80/SF
− Vacancy
−$3.8K −$0.62/SF
EGI
$80.2K $13.18/SF
− OpEx
−$24.1K −$3.95/SF
NOI
$56.1K $9.23/SF
Area
Utah County, UT
Vacancy
4.50%
Lease Rate
$13.80 /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%
$1,122,720
Cap Rate 7%
$801,943
Cap Rate 9%
$623,733
Alternative Uses
Best Use
Multifamily LT 5
$801.9K
$701.7K – $935.6K
NOI $56,136 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$737.4K
$645.2K – $860.3K
NOI $51,615 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,416 @ 7.0% cap · market cap 9.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
246
Businesses Nearby
Explore this area
Business Placement
Demographics for 84663, UT
35,647
Population
11,025
Households
3.2
Avg Household Size
29
Median Age
39%
College-Educated
95%
High-School Grad
109.7 sq mi
ZIP Area
325
Density / Sq Mi
$88,919
Median Household Income
$39,439
Median Earnings
$1,475
Median Rent
$430,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Spacious main residence includes a separate one-bedroom, one-bathroom basement apartment with dedicated RV parking.
Where is this duplex located?
The property is located at 626 E 800 S Springville, UT.
What is the asking price?
The asking price for this property is $1,280,000.
What are key features of this property?
This property features: Two twinhomes available, with each side tied to a separate listing and parcel number; Each main residence includes 3 bedrooms; Each twinhome has a 1‑bedroom, 1‑bathroom basement apartment
