232 N 250 E, Orem · Analysis window: 24 months
We start with every 4-unit multiplex that closed in Orem within the analysis window. Sale prices are time-adjusted to today via ZIP-level ZHVI so we're comparing apples to apples across dates. Rents come from UtahRealEstate's per-unit `UnitTypeActualRent` — the actual leased rent each seller reported to the MLS.
| 225 W 1030 N | 2026-06-12 | $885,000 | $885,000 | +0.0% | 4 · 4× 2bd | $2,763 | $3,832 | 26.70 | 2.17% | 2150291 |
| 842 S 50 E | 2026-05-29 | $910,000 | $909,202 | -0.1% | 4 · 4× 2bd | $4,760 | $4,054 | 15.92 | 3.92% | 2145835 |
| 114 W 300 S | 2026-03-23 | $1,000,000 | $989,908 | -1.0% | 4 · 4× 5bd | $5,475 | $5,194 | 15.07 | 4.09% | 2139961 |
| 1062 N 150 W | 2025-12-12 | $959,900 | $956,594 | -0.3% | 4 · 4× 2bd | $5,450 | $3,874 | 14.63 | 4.35% | 2116976 |
| 1412 S 280 E | 2025-12-06 | $925,000 | $921,700 | -0.4% | 4 · 4× 2bd | $5,250 | $3,531 | 14.63 | 4.37% | 2115420 |
| 1039 N 150 W | 2025-11-20 | $885,000 | $886,727 | +0.2% | 4 · 4× 2bd | $4,800 | $3,511 | 15.39 | 4.12% | 2113837 |
| 1552 S 400 E | 2025-11-20 | $880,000 | $880,812 | +0.1% | 4 · 4× 2bd | $4,400 | $3,649 | 16.68 | 3.75% | 2113844 |
| 70 W 300 S | 2025-10-23 | $920,000 | $924,950 | +0.5% | 4 · 4× 2bd | $4,000 | $3,684 | 19.27 | 3.21% | 2119294 |
| 1071 N 150 W | 2025-09-26 | $910,000 | $922,688 | +1.4% | 4 · 4× 2bd | $5,560 | $3,874 | 13.83 | 4.61% | 2091063 |
| 285 N 300 W | 2025-09-12 | $880,000 | $892,269 | +1.4% | 4 · 4× 2bd | $5,025 | $3,688 | 14.80 | 4.28% | 2087377 |
| 331 S 150 W | 2025-08-29 | $887,500 | $903,293 | +1.8% | 4 · 4× 2bd | $4,800 | $3,750 | 15.68 | 4.02% | 2106223 |
| 343 S 150 W | 2025-08-29 | $887,500 | $903,293 | +1.8% | 4 · 4× 2bd | $4,800 | $3,750 | 15.68 | 4.02% | 2106220 |
| 824 N 50 W | 2025-07-28 | $1,110,000 | $1,138,190 | +2.5% | 4 · 4× 2bd | $6,100 | $3,348 | 15.55 | 4.18% | 2060984 |
| 1155 S 50 E | 2025-06-17 | $880,000 | $900,774 | +2.4% | 4 · 4× 2bd | $4,600 | $3,681 | 16.32 | 3.85% | 2066091 |
| 624 N 400 W | 2025-04-17 | $804,000 | $824,665 | +2.6% | 4 · 4× 2bd | $3,650 | $3,339 | 18.83 | 3.29% | 2056085 |
| 92 E 500 N | 2025-04-03 | $785,000 | $800,445 | +2.0% | 4 · 4× 1bd | $4,400 | $3,152 | 15.16 | 4.19% | 2069106 |
| 201 E 975 N | 2025-02-24 | $865,000 | $879,855 | +1.7% | 4 · 3× 2bd, 1× 1bd | $5,285 | $3,548 | 13.87 | 4.61% | 2055155 |
| 1038 N 185 W | 2025-01-28 | $925,000 | $951,738 | +2.9% | 4 · 4× 2bd | $4,400 | $3,268 | 18.03 | 3.51% | 2027845 |
| 188 W 930 N | 2025-01-06 | $817,000 | $840,616 | +2.9% | 4 · 4× 2bd | $3,450 | $3,713 | 20.30 | 2.98% | 2030671 |
| 271 N 300 W | 2024-12-30 | $844,000 | $872,446 | +3.4% | 4 · 4× 2bd | $4,875 | $3,398 | 14.91 | 4.27% | 2029698 |
| 359 E 1600 S | 2024-12-17 | $935,000 | $954,740 | +2.1% | 5 · 5× 2bd | $6,150 | $3,492 | 12.94 | 5.01% | 2026553 |
| 352 S 150 W | 2024-11-01 | $1,070,000 | $1,096,541 | +2.5% | 5 · 4× 2bd, 1× ? | $5,570 | $3,592 | 16.41 | 3.91% | 2023265 |
| 372 S 150 W | 2024-11-01 | $1,070,000 | $1,096,541 | +2.5% | 4 · 4× 2bd | $5,540 | $3,592 | 16.49 | 3.89% | 2023264 |
| 330 S 150 W | 2024-11-01 | $1,070,000 | $1,096,541 | +2.5% | 4 · 4× 2bd | $4,090 | $3,593 | 22.34 | 2.78% | 2023263 |
| 342 S 150 W | 2024-11-01 | $1,070,000 | $1,096,541 | +2.5% | 4 · 4× 2bd | $5,540 | $3,592 | 16.49 | 3.89% | 2023266 |
| 124 N 130 E | 2024-11-01 | $980,000 | $1,018,361 | +3.9% | 4 · 4× 2bd | $5,225 | $3,300 | 16.24 | 3.96% | 2003349 |
| 183 W 975 N | 2024-10-07 | $1,035,900 | $1,082,256 | +4.5% | 4 · 4× 2bd | $5,150 | $3,268 | 17.51 | 3.67% | 2000621 |
For every sold 4-plex we back into an implied cap rate:
Taxes: pulled from each MLS listing's taxAnnualAmount (actual county assessed). Missing values fall back to 1.1% of adjusted price. Every other line above is a fixed % of gross rent — applied the same way to every comp and the subject, so the relative cap rates are apples-to-apples. NOI = gross × (1 − 30.5%) − taxes. Cap rate = NOI ÷ time-adjusted price. GRM (gross rent multiplier) = adjusted price ÷ annual gross rent, shown as a cross-check.
Cap rates drift with interest rates and investor demand. If the market has been compressing (cap rates falling → values rising) or expanding (cap rates rising → values falling), we want to know before applying a median to today. Each bar is the mean cap rate for 4-plexes that closed in that quarter.
Same schedule applied to the subject. Per-unit rents from URE's UnitTypeActualRent. Taxes: actual from MLS if reported, otherwise estimated at 1.1% of the derived value (iteratively).
Apply the market median cap rate to the subject's NOI. Also show the GRM cross-check and the p25–p75 value range (lower cap rate → higher value, so the value range is inverted from the cap range).
NOI = $46,905 Median cap = 3.96% Value (cap) = NOI ÷ cap = $1,185,958 Annual gross = $73,200 Median GRM = 15.92 Value (GRM) = gross × GRM = $1,165,154
Derived from the actual leased rents on sold 4-plex comps in the analysis window, time-adjusted to today and capitalized at the market-median rate. GRM cross-check is the mean of the two methods.
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Mean cap rate per quarter. Empty bars = no fourplex sales in that quarter (small market, expected).