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    The Largest CRE Database in the US with Over 1 Million Listings

    1174 E Graystone Way Salt Lake City, UT 84106

    Sponsored
    For Sale
    $3,500,000

    COMMERCIAL - Salt Lake City, UT

    Type:Office
    Property size:
    19,099 SF
    Lot size:
    0.23 Acres
    Days on Market:
    5
    Last Refresh:
    Feb 16 at 2:06 am

    Property Features for 1174 E Graystone Way

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Standard status
    Active
    Security features
    Security
    Window features
    Blinds
    Zoning
    Multi-Family, Commercial
    Rooms
    Basement
    APN
    16-29-238-004
    Interior features
    Alarm: Security, Basement, Refrigerator, Restroom: Public
    Size
    19,099 SF
    Lot size
    0.23 Acres

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1962
    Flooring type
    Carpet, Tile, Hardwood
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Cory Waddoups

    Investment Realty Advisors, LLC (801) 971-2542

    Listing agent Cory Waddoups (435) 485-7070

    Listing date Feb 12, 2026

    MLS# 2136948

    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.

    Learn more

    Property Insight Report

    Overview

    Professional Office Building in Sugarhouse

    Graystone Professional Plaza is a professional office building located in the Sugar House area of Salt Lake City, situated just off I-80 and 1300 East, providing accessibility in a desirable submarket. The property has an area of approximately 19,099 square feet and contains 33 office suites. These suites are leased to a mix of professional, medical, and service-oriented tenants on a full-service basis. The building maintained approximately 90% average occupancy in 2025. The property is zoned RMF-35, presenting an opportunity for investors or owner-users seeking stable income in a premier location. The lot size is 0.23 acres. The zoning allows for multi-family and commercial use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Trauma Solutions Counseling Medical Clinic Wendy D. Hoyt, ... Psychotherapist George J. Limberakis ... Crisis Center Liz Spiroff Counseling Counselor

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Salt Lake City
    County
    Salt Lake
    State
    Utah
    Longitude
    -111.857497
    Latitude
    40.710694

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    FAQs

    What type of property is this?
    Office building - Professional office building in a highly desirable Salt Lake location.
    Where is this office building located?
    The property is located at 1174 E Graystone Way Salt Lake City, UT.
    What is the asking price?
    The asking price for this property is $3,500,000.
    What are key features of this property?
    This property features: - Premier Sugar House location with excellent accessibility off I-80 and 1300 East.; - Stable income with an attractive 5.6% in-place cap rate and potential for a 6.2% pro forma cap rate.; - High historical occupancy rate of approximately 90% in 2025.
    (801) 609-8342
    Request Owner's contact information
    1174 E Graystone Way Salt Lake City, UT 84106
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    Salt Lake City, UT 84106
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1174 E Graystone Way Salt Lake City, UT 84106
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    We can help!
    Listing Contact
    Cory Waddoups
    (801) 609-8342 (435) 485-7070
    Learn more
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