Remodeled Duplex with Tandem
New
For Sale
$525,000
783 40TH ST, South Ogden, UT 84403
Two fully renovated units offer flexible room-rental income and separately metered utilities.
Property Size2,048 SF
Price / SF$256.35
Days on Market6
Property Features for 783 40TH ST
General Information
Standard status
Active
Size
2,048 SF
Property subtype
Duplex
Building Details
Building Size
2,048 SF
Year Built
1954
Listing Agency:
Realty Experts Inc
(435) 339-9208
Listed By:
Benjamin Draper
(435) 339-9208
Source:
Liftrealty
Added: Aug 6
Changed: Aug 11
Last Checked: Aug 11 at 5:49AM
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 Realty Experts Inc
Investment Insights
Based on property information with market context.
This legal-conforming duplex contains 2,048 square feet and was originally built in 1954. A comprehensive 2016 renovation replaced the roof, windows, plumbing, flooring, cabinets, and countertops. Each residence includes 3 bedrooms and 1 bathroom, while separate utility meters and water heaters support distinct unit operations. The property also includes a detached tandem garage, covered patio, storage shed, and ample parking.
Positioned at 783 40TH ST in South Ogden, the property is near Weber State University and McKay-Dee Hospital. It falls within the 40th Street General form-based zoning district, where additional residential, commercial, or mixed-use possibilities may be considered subject to city approval and buyer verification.
Positioned at 783 40TH ST in South Ogden, the property is near Weber State University and McKay-Dee Hospital. It falls within the 40th Street General form-based zoning district, where additional residential, commercial, or mixed-use possibilities may be considered subject to city approval and buyer verification.
Key Highlights
- Legal‑conforming duplex with 2 units, each offering 3 bedrooms and 1 bathroom
- 2,048 square feet on a property built in 1954
- Extensive 2016 renovation included roof, windows, plumbing, flooring, cabinets, and countertops
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
$20,240
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
3.86%
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%
$404,800
$404.8K
Cap Rate 7%
$289,143
$289.1K
Cap Rate 9%
$224,889
$224.9K
Market Conditions
NOI Build-Up for 2,048 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
$31.9K $15.60/SF
− Vacancy
−$3.0K −$1.48/SF
EGI
$28.9K $14.12/SF
− OpEx
−$8.7K −$4.24/SF
NOI
$20.2K $9.88/SF
Area
Weber County, UT
Vacancy
9.50%
Lease Rate
$15.60 /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%
$404,800
Cap Rate 7%
$289,143
Cap Rate 9%
$224,889
Alternative Uses
Best Use
Multifamily LT 5
$289.1K
$253.0K – $337.3K
NOI $20,240 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$252.0K
$220.5K – $294.0K
NOI $17,639 @ 7.0% cap · market cap 3.36%
Theoretical Best
Office A
$472.4K
$413.3K – $551.1K
NOI $33,065 @ 7.0% cap · market cap 6.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
811
Businesses Nearby
Explore this area
Business Placement
Demographics for 84403, UT
37,847
Population
14,587
Households
2.6
Avg Household Size
33
Median Age
34%
College-Educated
93%
High-School Grad
34.0 sq mi
ZIP Area
1,113
Density / Sq Mi
$84,589
Median Household Income
$41,227
Median Earnings
$1,172
Median Rent
$392,700
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?
Duplex - Two fully renovated units offer flexible room-rental income and separately metered utilities.
Where is this duplex located?
The property is located at 783 40TH ST South Ogden, UT.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Legal‑conforming duplex with 2 units, each offering 3 bedrooms and 1 bathroom; 2,048 square feet on a property built in 1954; Extensive 2016 renovation included roof, windows, plumbing, flooring, cabinets, and countertops
