Updated Duplex With New
For Sale
$550,000
870 W 300 S, Provo, UT 84601
Residential, Provo, UT
Property Size2,181 SF
Lot Size0.22 Acres
Price / SF$252.18
Days on Market8
Property Features for 870 W 300 S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 1, Bedroom 5
Parking
4
Window features
Blinds
Interior features
Bath: Sep. Tub/Shower
Exterior features
Double Pane Windows, Out Buildings
Lot features
Road: Paved, Secluded, Sprinkler: Auto- Full, View: Mountain
Elementary school
Franklin
High school
Provo
Elementary school district
Provo
Middle school district
Provo
High school district
Provo
Subdivision
Provo; Mamth; Springville
Standard status
Active
APN
04-033-0005
Size
2,181 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Annual Amount
2562
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Building Details
Year built
1885
Number of units
2
Flooring type
Tile
Building materials
Aluminum, Brick
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Intermountain Properties
(801) 899-9102
Listed By:
Cori Vanderbeek
(801) 721-5123
Added: Sep 17
Changed: Sep 18
Last Checked: Sep 24 at 9:06AM
MLS# 2185922
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 Provo duplex contains 2,181 square feet configured with a three-bedroom, one-bathroom front residence and a two-bedroom, one-bathroom rear residence. Interior improvements were completed within the last 3 years, and the roof is brand new. The property includes tile flooring, double-pane windows, aluminum and brick construction, outbuildings, and natural-gas central heating.
Located at 870 W 300 S in Provo, the property occupies a 0.22-acre lot and was built in 1885. Public sewer serves the property. The duplex layout provides two distinct residential units within a single multifamily asset.
Located at 870 W 300 S in Provo, the property occupies a 0.22-acre lot and was built in 1885. Public sewer serves the property. The duplex layout provides two distinct residential units within a single multifamily asset.
Key Highlights
- 3‑bedroom/1‑bathroom front unit and 2‑bedroom/1‑bathroom rear unit
- 2,181 square feet on a 0.22‑acre lot
- Brand‑new roof
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
$23,511
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
4.27%
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%
$470,220
$470.2K
Cap Rate 7%
$335,871
$335.9K
Cap Rate 9%
$261,233
$261.2K
Market Conditions
NOI Build-Up for 2,181 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
$35.3K $16.20/SF
− Vacancy
−$1.7K −$0.80/SF
EGI
$33.6K $15.40/SF
− OpEx
−$10.1K −$4.62/SF
NOI
$23.5K $10.78/SF
Area
Provo, UT
Vacancy
4.94%
Lease Rate
$16.20 /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%
$470,220
Cap Rate 7%
$335,871
Cap Rate 9%
$261,233
Alternative Uses
Best Use
Multifamily LT 5
$335.9K
$293.9K – $391.9K
NOI $23,511 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$308.0K
$269.5K – $359.4K
NOI $21,561 @ 7.0% cap · market cap 3.92%
Theoretical Best
Office A
$601.5K
$526.3K – $701.8K
NOI $42,106 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Explore this area
Business Placement
Demographics for 84601, UT
33,986
Population
11,673
Households
2.9
Avg Household Size
27
Median Age
33%
College-Educated
86%
High-School Grad
13.3 sq mi
ZIP Area
2,555
Density / Sq Mi
$64,758
Median Household Income
$30,548
Median Earnings
$1,173
Median Rent
$370,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with three-bedroom and two-bedroom residences, recent interior updates, and a new roof.
Where is this duplex located?
The property is located at 870 W 300 S Provo, UT.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 3‑bedroom/1‑bathroom front unit and 2‑bedroom/1‑bathroom rear unit; 2,181 square feet on a 0.22‑acre lot; Brand‑new roof
