Updated Duplex on Acre
For Sale
$609,999
8292 S HWY 89 E, South Weber, UT 84405
Residential, South Weber, UT
Property Size2,238 SF
Lot Size1.00 Acre
Price / SF$272.56
Days on Market11
Property Features for 8292 S HWY 89 E
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Multi-Family, Agricultura
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 5, Bedroom 2, Basement, Bedroom 1
Parking
3
Parking features
Covered
Window features
Blinds, Drapes
Patio and Porch features
Patio
Interior features
Basement Apartment, Disposal, Kitchen: Second, Dishwasher: Built-In, Smart Thermostat(s)
Exterior features
Basement Entrance, Double Pane Windows, Out Buildings, Sliding Glass Doors, Walkout, Patio: Open
Lot features
Terrain: Hilly
Elementary school
South Weber
Middle school
Sunset
High school
Northridge
Elementary school district
Davis
Middle school district
Davis
High school district
Davis
Subdivision
Kaysville; Fruit Heights; Layton
Standard status
Active
APN
09-002-0005
Size
2,238 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Annual Amount
2815
Utilities
Sewer type
Septic Tank
Heating system
Space Heater, Wood, Central, Natural Gas, Electric (Heating)
Water source
Well
Amenities
private patio
backyard
laundry
central air conditioning
Building Details
Year built
1975
Number of units
2
Flooring type
Vinyl, Carpet, Tile
Building materials
Brick
Roof type
Metal
Architectural style
Other
Listing Agency:
Equity Real Estate (Results)
(801) 610-9394
Listed By:
Spencer W Webber
(800) 785-9995
Added: Aug 19
Changed: Aug 21
Last Checked: Aug 29 at 7:06AM
MLS# 2179666
Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 2238 square feet across an upper residence and a lower unit. The upper level offers three bedrooms, one bathroom, a private patio, and a built-in microwave. The lower unit provides two bedrooms, one bathroom, and a walkout connection to the backyard. Each residence has its own laundry and central air conditioning. Interior and exterior improvements completed since 2022 include flooring, upstairs windows, paint, central air, water filtration, and an updated upstairs bathroom. Exterior work added a paver patio, artificial grass, and a retaining wall.
The property occupies 1 acre at 8292 S HWY 89 E in South Weber, Utah. Three covered parking spaces are supplemented by additional parking suitable for vehicles, trailers, and recreational equipment. The property uses well water and a septic tank, with no HOA indicated. Zoning is identified as Multi-Family, Agricultura.
The property occupies 1 acre at 8292 S HWY 89 E in South Weber, Utah. Three covered parking spaces are supplemented by additional parking suitable for vehicles, trailers, and recreational equipment. The property uses well water and a septic tank, with no HOA indicated. Zoning is identified as Multi-Family, Agricultura.
Key Highlights
- Duplex with 2238 square feet, five bedrooms, and two bathrooms
- Upper unit has three bedrooms, one bathroom, private patio, and built‑in microwave
- Lower unit includes two bedrooms, one bathroom, and a walkout to the backyard
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
$22,117
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
3.63%
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%
$442,340
$442.3K
Cap Rate 7%
$315,957
$316.0K
Cap Rate 9%
$245,744
$245.7K
Market Conditions
NOI Build-Up for 2,238 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
$34.9K $15.60/SF
− Vacancy
−$3.3K −$1.48/SF
EGI
$31.6K $14.12/SF
− OpEx
−$9.5K −$4.24/SF
NOI
$22.1K $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%
$442,340
Cap Rate 7%
$315,957
Cap Rate 9%
$245,744
Alternative Uses
Best Use
Multifamily LT 5
$316.0K
$276.5K – $368.6K
NOI $22,117 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$275.4K
$241.0K – $321.3K
NOI $19,276 @ 7.0% cap · market cap 3.16%
Theoretical Best
Office A
$516.2K
$451.7K – $602.2K
NOI $36,132 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Explore this area
Business Placement
Demographics for 84405, UT
34,285
Population
12,645
Households
2.7
Avg Household Size
33
Median Age
31%
College-Educated
95%
High-School Grad
18.5 sq mi
ZIP Area
1,853
Density / Sq Mi
$84,488
Median Household Income
$44,508
Median Earnings
$1,266
Median Rent
$386,500
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 independent units provide separate laundry, central air conditioning, and direct outdoor access for flexible occupancy.
Where is this duplex located?
The property is located at 8292 S HWY 89 E South Weber, UT.
What is the asking price?
The asking price for this property is $609,999.
What are key features of this property?
This property features: Duplex with 2238 square feet, five bedrooms, and two bathrooms; Upper unit has three bedrooms, one bathroom, private patio, and built‑in microwave; Lower unit includes two bedrooms, one bathroom, and a walkout to the backyard
