Updated Brick
For Sale
$675,000
Pending
804 West 4050th Street South, Bountiful, UT 84010
Two residential units offer remodeled interiors, private basements, and multi-family zoning in a North Salt Lake-area setting.
Property Size3,552 SF
Days on Market83
Property Features for 804 West 4050th Street South
General Information
Standard status
Pending
Size
3,552 SF
Property subtype
Residential / Duplex
Zoning
Multi-Family
Taxes and HOA fees
Annual Taxes
$3,790
Amenities
No
Forced Air
Carpet, Tile
Yes
6
4
Blinds
Electric Dryer Hookup
Disposal, Floor Drains, Kitchen: Updated, Range/Oven: Free Stdng., Granite Countertops
Asphalt
Double Pane Windows, Porch: Open, Storm Doors
Porch: Open
Building Details
Year Built
1973
Listing Agency:
Omada Real Estate
Listed By:
Whitney Richardson · License #13573565
(385) 229-2118
Source:
Compass
Added: Jun 17
Changed: Sep 4
Last Checked: Sep 4 at 2:34PM
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 Omada Real Estate
Investment Insights
Based on property information with market context.
This brick duplex contains two residential units, each with 3 bedrooms, 2 baths, a living room, and a basement family room. The interiors have been extensively updated during the past five years with renovated kitchens, granite countertops, newer appliances, remodeled bathrooms, LVP flooring, updated lighting, blinds, and two new water heaters installed in 2026. Forced-air heating, double-pane windows, open porches, and storm doors add to the property’s existing features. Each basement family room has potential for a future 4th bedroom, subject to verification and applicable requirements.
The property is located at 804 West 4050th Street South in Bountiful, Utah, within the North Salt Lake/Bountiful area. Downtown Salt Lake City is approximately 10 to 15 minutes away, while the University of Utah is approximately 20 minutes away. The property is zoned Multi-Family. Short-term rental use is allowed with owner occupancy but is not allowed otherwise.
The property is located at 804 West 4050th Street South in Bountiful, Utah, within the North Salt Lake/Bountiful area. Downtown Salt Lake City is approximately 10 to 15 minutes away, while the University of Utah is approximately 20 minutes away. The property is zoned Multi-Family. Short-term rental use is allowed with owner occupancy but is not allowed otherwise.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 baths in each unit
- 3,552‑square‑foot property built in 1973
- Extensive updates completed over the past five years
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
$43,609
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
6.46%
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%
$872,180
$872.2K
Cap Rate 7%
$622,986
$623.0K
Cap Rate 9%
$484,544
$484.5K
Market Conditions
NOI Build-Up for 3,552 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
$68.8K $19.38/SF
− Vacancy
−$6.5K −$1.84/SF
EGI
$62.3K $17.54/SF
− OpEx
−$18.7K −$5.26/SF
NOI
$43.6K $12.28/SF
Area
Davis County, UT
Vacancy
9.50%
Lease Rate
$19.38 /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%
$872,180
Cap Rate 7%
$622,986
Cap Rate 9%
$484,544
Alternative Uses
Best Use
Multifamily LT 5
$623.0K
$545.1K – $726.8K
NOI $43,609 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$577.2K
$505.1K – $673.4K
NOI $40,404 @ 7.0% cap · market cap 5.99%
Theoretical Best
Office A
$820.4K
$717.8K – $957.1K
NOI $57,425 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
461
Businesses Nearby
Explore this area
Business Placement
Demographics for 84010, UT
48,439
Population
16,103
Households
3
Avg Household Size
35
Median Age
46%
College-Educated
98%
High-School Grad
38.0 sq mi
ZIP Area
1,275
Density / Sq Mi
$102,038
Median Household Income
$45,472
Median Earnings
$1,458
Median Rent
$486,000
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 residential units offer remodeled interiors, private basements, and multi-family zoning in a North Salt Lake-area setting.
Where is this duplex located?
The property is located at 804 West 4050th Street South Bountiful, UT.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 baths in each unit; 3,552‑square‑foot property built in 1973; Extensive updates completed over the past five years
