Quadplex with Townhouse-Style
For Sale
$920,000
720 E 1720 S, Orem, UT 84097
Well-maintained, fully leased quadplex with townhouse-style units and in-unit washer and dryer hookups.
Property Size2 SF
Lot Size0.27 Acres
Price / SF$230
Days on Market50
Property Features for 720 E 1720 S
General Information
Standard status
Active
Size
2 SF
Lot size
0.27 Acres
Property subtype
Quadruplex
Occupancy
100%
Additional Details
Gross Income
$66,600
Highway Access
Yes
Amenities
washer and dryer hookups
central A/C
central heating
dishwashers
Building Details
Building Size
2 SF
Year Built
1967
Buildings
1
Tenancy
Multi
Listing Agency:
Rock Canyon Real Estate LLC
(801) 318-4483
Listed By:
Joshua Spackman · License #10763735
(385) 309-7824
Source:
Liftrealty
Added: Jul 27
Changed: Sep 13
Last Checked: Sep 13 at 9:40AM
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 Rock Canyon Real Estate LLC
Investment Insights
Based on property information with market context.
This well-maintained, fully leased quadplex offers four townhouse-style units. Each unit features approximately 1,000 square feet with two bedrooms and 1.5 bathrooms. Units include washer and dryer hookups, central A/C, and central heating. The property has numerous updates, including A/C installation, a roof replacement in 2018, driveway asphalt replacement, updated countertops in multiple units, two units with dishwashers, new carpet in one unit, and a new tub and shower surround in another unit. Tenants pay their own gas and electricity, while the owner covers water, sewer, and trash.
The quadplex is situated on a 0.268-acre cul-de-sac lot with ample space behind the building. It is conveniently located near University Place Mall and within 10 minutes of UVU, BYU, and I-15.
Built in 1967, the property is positioned for long-term rental use with strong day-to-day practicality supported by its centralized heating and cooling and multiple unit-level improvements.
The quadplex is situated on a 0.268-acre cul-de-sac lot with ample space behind the building. It is conveniently located near University Place Mall and within 10 minutes of UVU, BYU, and I-15.
Built in 1967, the property is positioned for long-term rental use with strong day-to-day practicality supported by its centralized heating and cooling and multiple unit-level improvements.
Key Highlights
- Four townhouse‑style units, each with two bedrooms and 1.5 bathrooms
- Central A/C and central heating in each unit plus washer and dryer hookups
- Roof replaced in 2018 and driveway asphalt replaced
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
$36,901
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
4.01%
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%
$738,020
$738.0K
Cap Rate 7%
$527,157
$527.2K
Cap Rate 9%
$410,011
$410.0K
Market Conditions
NOI Build-Up for 4,000 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
$55.2K $13.80/SF
− Vacancy
−$2.5K −$0.62/SF
EGI
$52.7K $13.18/SF
− OpEx
−$15.8K −$3.95/SF
NOI
$36.9K $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%
$738,020
Cap Rate 7%
$527,157
Cap Rate 9%
$410,011
Alternative Uses
Best Use
Multifamily LT 5
$527.2K
$461.3K – $615.0K
NOI $36,901 @ 7.0% cap · market cap 4.01%
Second Best
Apartment 5plus
$484.7K
$424.1K – $565.5K
NOI $33,929 @ 7.0% cap · market cap 3.69%
Theoretical Best
Office A
$1.10M
$964.8K – $1.29M
NOI $77,184 @ 7.0% cap · market cap 8.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,309
Businesses Nearby
Explore this area
Business Placement
Demographics for 84097, UT
23,038
Population
7,237
Households
3.2
Avg Household Size
30
Median Age
50%
College-Educated
98%
High-School Grad
6.0 sq mi
ZIP Area
3,840
Density / Sq Mi
$97,034
Median Household Income
$34,536
Median Earnings
$1,414
Median Rent
$506,900
Median Home Value
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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?
Quadplex - Well-maintained, fully leased quadplex with townhouse-style units and in-unit washer and dryer hookups.
Where is this quadplex located?
The property is located at 720 E 1720 S Orem, UT.
What is the asking price?
The asking price for this property is $920,000.
What are key features of this property?
This property features: Four townhouse‑style units, each with two bedrooms and 1.5 bathrooms; Central A/C and central heating in each unit plus washer and dryer hookups; Roof replaced in 2018 and driveway asphalt replaced
