Duplex with Separate Unit
For Sale
$595,000
695 E 3950 N, Provo, UT 84604
Duplex with two fireplaces and dedicated washer/dryer in each unit.
Property Size2,738 SF
Lot Size0.28 Acres
Price / SF$217.31
Days on Market53
Property Features for 695 E 3950 N
General Information
Standard status
Active
Size
2,738 SF
Lot size
0.28 Acres
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Building Size
2,738 SF
Year Built
1956
Listing Agency:
Homie
(520) 940-0583
Listed By:
David A Brunet
(801) 636-3028
Source:
Liftrealty
Added: Jul 23
Changed: Sep 12
Last Checked: Sep 12 at 7:36AM
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 Homie
Investment Insights
Based on property information with market context.
This property is configured as a duplex and can be legally used as a duplex, with the seller providing an updated verification letter from the city. The lower unit includes access to the top unit through a door that can be locked for convenience. The lower unit also features an extra office that could be used as an additional bedroom. Interior features include an updated kitchen, an oversized family room with two fireplaces (one for each unit), and a formal living room. The upper unit includes original hardwood floors and granite countertops. Google Fiber is available, and each unit has its own washer and dryer. The roof, fascia and gutters were replaced 5 years ago, and the furnace and electrical panel were replaced 7 years ago.
Located in Edgemont, the home is described as being near mountain views and mountain trails, approximately five minutes from BYU, and within walking distance to an elementary school, a middle school, and a high school.
Outside, the backyard includes two large weeping willows for shade, multiple fruit trees (including cherry, Asian pear, apricot, and plum), and a variety of grapes and berries, along with a defined area for growing vegetables.
Located in Edgemont, the home is described as being near mountain views and mountain trails, approximately five minutes from BYU, and within walking distance to an elementary school, a middle school, and a high school.
Outside, the backyard includes two large weeping willows for shade, multiple fruit trees (including cherry, Asian pear, apricot, and plum), and a variety of grapes and berries, along with a defined area for growing vegetables.
Key Highlights
- Duplex legally used as a duplex (seller to provide updated verification letter from the city)
- Built in 1956 with two fireplaces—one for each unit—plus a formal living room
- Each unit includes its own washer and dryer, and the lower unit has access to the top unit via a lockable door
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
$29,515
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
4.96%
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%
$590,300
$590.3K
Cap Rate 7%
$421,643
$421.6K
Cap Rate 9%
$327,944
$327.9K
Market Conditions
NOI Build-Up for 2,738 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
$44.4K $16.20/SF
− Vacancy
−$2.2K −$0.80/SF
EGI
$42.2K $15.40/SF
− OpEx
−$12.6K −$4.62/SF
NOI
$29.5K $10.78/SF
Area
Provo, UT
Vacancy
4.94%
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%
$590,300
Cap Rate 7%
$421,643
Cap Rate 9%
$327,944
Alternative Uses
Best Use
Multifamily LT 5
$421.6K
$368.9K – $491.9K
NOI $29,515 @ 7.0% cap · market cap 4.96%
Second Best
Apartment 5plus
$386.7K
$338.3K – $451.1K
NOI $27,067 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$755.1K
$660.7K – $881.0K
NOI $52,859 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
526
Businesses Nearby
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Demographics for 84604, UT
45,503
Population
13,285
Households
3.4
Avg Household Size
26
Median Age
56%
College-Educated
98%
High-School Grad
94.8 sq mi
ZIP Area
480
Density / Sq Mi
$74,522
Median Household Income
$16,799
Median Earnings
$1,128
Median Rent
$520,500
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex with two fireplaces and dedicated washer/dryer in each unit.
Where is this duplex located?
The property is located at 695 E 3950 N Provo, UT.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Duplex legally used as a duplex (seller to provide updated verification letter from the city); Built in 1956 with two fireplaces—one for each unit—plus a formal living room; Each unit includes its own washer and dryer, and the lower unit has access to the top unit via a lockable door
