Remodeled Flex Space with Vehicle
For Sale
$1,100,000
150 S State St, La Verkin, UT 84745
Commercial Sale, La Verkin, UT
Property Size4,212 SF
Lot Size0.41 Acres
Price / SF$261.16
Days on Market100
Property Features for 150 S State St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Directions
Right on the main road in La Verkin, Utah
Subdivision
Hurricane Valley
Standard status
Active
APN
LV-87-A-1-A-2-C-2
Size
4,212 SF
Lot size
0.41 Acres
Taxes and HOA fees
Tax Annual Amount
2071
Amenities
private patio
security camera system
Building Details
Year built
1991
Floors in Building
1
Listing Agency:
WHITE CROW REAL ESTATE
(435) 229-2522
Listed By:
SYNDI Rae BLACKMORE
(435) 574-8169
Added: May 22
Changed: Aug 27
Last Checked: Aug 29 at 12:06AM
MLS# 26-272768
Copyright © 2026 Washington County Board of Realtors. 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 4,212-square-foot flex building on 0.41 acres combines a newly remodeled retail showroom with warehouse storage, a professional office, and an on-site bathroom. The showroom includes lighted display cabinets, hardwood flooring, solid wood cabinetry, and access to a private patio. Security cameras serve the building, while a dedicated signpost is included for the property’s state highway frontage.
Vehicle access is provided through four garage doors serving three drive-in bays. One bay has 14-foot clearance, and two additional bays have 10-foot ceilings, accommodating varied equipment and vehicle requirements. Built in 1991, the property is located at 150 S State St in La Verkin, Utah, with direct access from the state highway.
Vehicle access is provided through four garage doors serving three drive-in bays. One bay has 14-foot clearance, and two additional bays have 10-foot ceilings, accommodating varied equipment and vehicle requirements. Built in 1991, the property is located at 150 S State St in La Verkin, Utah, with direct access from the state highway.
Key Highlights
- 4,212‑square‑foot flex building on 0.41 acres
- Four garage doors serving three drive‑in bays
- One bay with 14‑foot clearance; two additional bays with 10‑foot ceilings
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
$51,904
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
4.72%
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%
$1,038,080
$1.0M
Cap Rate 7%
$741,486
$741.5K
Cap Rate 9%
$576,711
$576.7K
Market Conditions
NOI Build-Up for 4,212 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
$75.8K $18.00/SF
− Vacancy
−$1.7K −$0.40/SF
EGI
$74.1K $17.60/SF
− OpEx
−$22.2K −$5.28/SF
NOI
$51.9K $12.32/SF
Area
Washington County, UT
Vacancy
2.20%
Lease Rate
$18.00 /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%
$1,038,080
Cap Rate 7%
$741,486
Cap Rate 9%
$576,711
Alternative Uses
Best Use
Retail
$741.5K
$648.8K – $865.1K
NOI $51,904 @ 7.0% cap · market cap 4.72%
Second Best
Warehouse
$509.3K
$445.6K – $594.2K
NOI $35,650 @ 7.0% cap · market cap 3.24%
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,191 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
4
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
151
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84745, UT
4,347
Population
1,507
Households
2.9
Avg Household Size
34
Median Age
22%
College-Educated
96%
High-School Grad
5.0 sq mi
ZIP Area
869
Density / Sq Mi
$63,061
Median Household Income
$31,171
Median Earnings
$1,316
Median Rent
$366,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Remodeled showroom, warehouse storage, office space, and drive-in vehicle bays support varied commercial uses.
Where is this flex space located?
The property is located at 150 S State St La Verkin, UT.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 4,212‑square‑foot flex building on 0.41 acres; Four garage doors serving three drive‑in bays; One bay with 14‑foot clearance; two additional bays with 10‑foot ceilings
