Side-by-Side
For Sale
$629,999
6974 W Bello Ave, West Valley City, UT 84128
Two-unit residential property with finished basements and current tenant occupancy.
Property Size3,360 SF
Price / SF$187.50
Days on Market9
Property Features for 6974 W Bello Ave
General Information
Standard status
Active
Size
3,360 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1978
Buildings
1
Listing Agency:
Etzel Realty, LLC
Listed By:
Besst Realty Group
(801) 782-4575
Source:
Brgut
Added: Sep 18
Changed: Sep 24
Last Checked: Sep 26 at 7:03AM
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 Etzel Realty, LLC
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 3,360 square feet and was built in 1978. The property includes 5 bedrooms and 2 full bathrooms, with a fully finished basement serving each unit.
The property is tenant occupied, and access should be coordinated without disturbing residents. The address is 6974 W Bello Ave in West Valley City, Utah.
The property is tenant occupied, and access should be coordinated without disturbing residents. The address is 6974 W Bello Ave in West Valley City, Utah.
Key Highlights
- Side‑by‑side duplex configuration
- 3,360 square feet of property size
- 5 bedrooms and 2 full bathrooms
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
$36,388
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
5.78%
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%
$727,760
$727.8K
Cap Rate 7%
$519,829
$519.8K
Cap Rate 9%
$404,311
$404.3K
Market Conditions
NOI Build-Up for 3,360 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
$54.4K $16.20/SF
− Vacancy
−$2.4K −$0.73/SF
EGI
$52.0K $15.47/SF
− OpEx
−$15.6K −$4.64/SF
NOI
$36.4K $10.83/SF
Area
West Valley City, UT
Vacancy
4.50%
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%
$727,760
Cap Rate 7%
$519,829
Cap Rate 9%
$404,311
Alternative Uses
Best Use
Multifamily LT 5
$519.8K
$454.9K – $606.5K
NOI $36,388 @ 7.0% cap · market cap 5.78%
Second Best
Apartment 5plus
$469.2K
$410.6K – $547.4K
NOI $32,844 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$961.9K
$841.7K – $1.12M
NOI $67,334 @ 7.0% cap · market cap 10.69%
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
200
Businesses Nearby
Explore this area
Business Placement
Demographics for 84128, UT
31,406
Population
8,442
Households
3.7
Avg Household Size
31
Median Age
17%
College-Educated
85%
High-School Grad
8.4 sq mi
ZIP Area
3,739
Density / Sq Mi
$109,286
Median Household Income
$45,880
Median Earnings
$1,838
Median Rent
$404,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Two-unit residential property with finished basements and current tenant occupancy.
Where is this duplex located?
The property is located at 6974 W Bello Ave West Valley City, UT.
What is the asking price?
The asking price for this property is $629,999.
What are key features of this property?
This property features: Side‑by‑side duplex configuration; 3,360 square feet of property size; 5 bedrooms and 2 full bathrooms
