4-Plex with Open-Concept
For Sale
$1,259,900
748 E 125 N, Vineyard, UT 84059
Four residential units feature open-concept layouts, with access to community pool, clubhouse, fitness center, parks, and pickleball courts.
Property Size2 SF
Price / SF$219.07
Days on Market119
Property Features for 748 E 125 N
General Information
Standard status
Active
Size
2 SF
Property subtype
Quadruplex
Building Details
Building Size
2 SF
Year Built
2015
Listing Agency:
Better Homes and Gardens Real Estate Momentum (Lehi)
(801) 214-9944
Listed By:
Aaron McIntire
(801) 787-9705
Source:
Liftrealty
Added: May 28
Changed: Sep 23
Last Checked: Sep 22 at 3:50PM
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 Better Homes and Gardens Real Estate Momentum (Lehi)
Investment Insights
Based on property information with market context.
This 4-plex in Edgewater at Geneva offers four residential units with open-concept layouts, spacious interiors, and low-maintenance living. The property is positioned to support tenant-ready day-to-day comfort, with well-designed unit plans intended for modern convenience.
Residents can take advantage of community amenities including a pool, clubhouse, fitness center, parks, playgrounds, pickleball courts, and scenic walking trails. The property is also described as being near schools, shopping, restaurants, UVU, Utah Lake, FrontRunner, and with quick access to I-15, providing broad connectivity for everyday needs.
Square footage figures are provided as a courtesy estimate only, and buyers are advised to obtain an independent measurement.
Residents can take advantage of community amenities including a pool, clubhouse, fitness center, parks, playgrounds, pickleball courts, and scenic walking trails. The property is also described as being near schools, shopping, restaurants, UVU, Utah Lake, FrontRunner, and with quick access to I-15, providing broad connectivity for everyday needs.
Square footage figures are provided as a courtesy estimate only, and buyers are advised to obtain an independent measurement.
Key Highlights
- 2015‑built 4‑plex in Edgewater at Geneva
- Four units with open‑concept layouts
- Community amenities include a pool and clubhouse
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
$53,055
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
4.21%
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%
$1,061,100
$1.1M
Cap Rate 7%
$757,929
$757.9K
Cap Rate 9%
$589,500
$589.5K
Market Conditions
NOI Build-Up for 5,751 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
$79.4K $13.80/SF
− Vacancy
−$3.6K −$0.62/SF
EGI
$75.8K $13.18/SF
− OpEx
−$22.7K −$3.95/SF
NOI
$53.1K $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%
$1,061,100
Cap Rate 7%
$757,929
Cap Rate 9%
$589,500
Alternative Uses
Best Use
Multifamily LT 5
$757.9K
$663.2K – $884.3K
NOI $53,055 @ 7.0% cap · market cap 4.21%
Second Best
Apartment 5plus
$696.9K
$609.8K – $813.0K
NOI $48,782 @ 7.0% cap · market cap 3.87%
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $110,971 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
767
Businesses Nearby
Explore this area
Business Placement
Demographics for 84059, UT
15,567
Population
5,325
Households
2.9
Avg Household Size
25
Median Age
49%
College-Educated
97%
High-School Grad
5.3 sq mi
ZIP Area
2,937
Density / Sq Mi
$101,842
Median Household Income
$41,489
Median Earnings
$1,799
Median Rent
$509,900
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?
Quadplex - Four residential units feature open-concept layouts, with access to community pool, clubhouse, fitness center, parks, and pickleball courts.
Where is this quadplex located?
The property is located at 748 E 125 N Vineyard, UT.
What is the asking price?
The asking price for this property is $1,259,900.
What are key features of this property?
This property features: 2015‑built 4‑plex in Edgewater at Geneva; Four units with open‑concept layouts; Community amenities include a pool and clubhouse
