Apartment Community with
For Sale
$7,200,000
679 S 200 E, Brigham City, UT 84302
Multifamily community with updated residences, shared amenities, on-site management, and separately rented storage sheds.
Property Size48,384 SF
Lot Size2.00 Acres
Price / SF$148.81
Days on Market9
Property Features for 679 S 200 E
General Information
Standard status
Active
Size
48,384 SF
Lot size
2.00 Acres
Property subtype
> 4 Units
Units
Unit Mix
36 x 2BR/1BA, 1 x 3BR, 1 x 1BR, 1 x 4BR manufactured home
Multifamily Units
39
Amenities
laundry facility
on-site management office
playground
gazebo
Building Details
Building Size
48,384 SF
Year Built
1944
Buildings
9
Listing Agency:
Besst Realty Group LLC
(801) 718-6878
Listed By:
Rebecca Cammack
(801) 718-6878
Source:
Liftrealty
Added: Aug 13
Changed: Aug 19
Last Checked: Aug 20 at 4:44AM
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 Besst Realty Group LLC
Investment Insights
Based on property information with market context.
This multifamily property spans approximately 2 acres and includes nine residential buildings, a 2,280-square-foot manufactured home with four bedrooms, and a dedicated laundry facility. An on-site management office, playground, gazebo, green space, and ample parking are also part of the community. Twenty storage sheds are separately rented, adding a distinct component to the property’s operations.
Nearly every apartment has been updated, with many residences featuring newer appliances. Property improvements include newer windows and exterior doors throughout, while the roofs were replaced within the past 10 years. The asset was built in 1944 and includes a mix of residential buildings with four-unit and five-unit configurations. HUD assistance is currently in place, with income-restricted and market-rate occupancy described in the property information.
Nearly every apartment has been updated, with many residences featuring newer appliances. Property improvements include newer windows and exterior doors throughout, while the roofs were replaced within the past 10 years. The asset was built in 1944 and includes a mix of residential buildings with four-unit and five-unit configurations. HUD assistance is currently in place, with income-restricted and market-rate occupancy described in the property information.
Key Highlights
- Approximately 2 acres with nine residential buildings
- 2,280‑square‑foot manufactured home with 4 bedrooms
- 20 separately rented storage sheds
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
$439,848
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
6.11%
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%
$8,796,960
$8.8M
Cap Rate 7%
$6,283,543
$6.3M
Cap Rate 9%
$4,887,200
$4.9M
Market Conditions
NOI Build-Up for 48,384 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
$853.5K $17.64/SF
− Vacancy
−$53.8K −$1.11/SF
EGI
$799.7K $16.53/SF
− OpEx
−$359.9K −$7.44/SF
NOI
$439.8K $9.09/SF
Area
Box Elder County, UT
Vacancy
6.30%
Lease Rate
$17.64 /SF/Yr
Expense Ratio
45.00%
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%
$8,796,960
Cap Rate 7%
$6,283,543
Cap Rate 9%
$4,887,200
Alternative Uses
Best Use
Apartment 5plus
$6.28M
$5.50M – $7.33M
NOI $439,848 @ 7.0% cap · market cap 6.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.56M
$10.99M – $14.66M
NOI $879,538 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
39
Residential units
Location Intelligence
Trade Area within ½ mile
420
Businesses Nearby
Explore this area
Business Placement
Demographics for 84302, UT
26,564
Population
9,355
Households
2.8
Avg Household Size
34
Median Age
30%
College-Educated
93%
High-School Grad
79.5 sq mi
ZIP Area
334
Density / Sq Mi
$75,247
Median Household Income
$39,468
Median Earnings
$957
Median Rent
$343,100
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?
Apartment building - Multifamily community with updated residences, shared amenities, on-site management, and separately rented storage sheds.
Where is this apartment building located?
The property is located at 679 S 200 E Brigham City, UT.
What is the asking price?
The asking price for this property is $7,200,000.
What are key features of this property?
This property features: Approximately 2 acres with nine residential buildings; 2,280‑square‑foot manufactured home with 4 bedrooms; 20 separately rented storage sheds
