Flex Space With Attached
For Sale
$319,000
373 S 100 W, Payson, UT 84651
Commercial Sale, Payson, UT
Property Size2,245 SF
Lot Size0.25 Acres
Price / SF$142.09
Days on Market124
Property Features for 373 S 100 W
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
DANMOR
Standard status
Active
APN
37-172-0001
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
3200
Building Details
Year built
1940
Listing Agency:
Real Estate Essentials
(801) 610-9563
Listed By:
Machelle Vanderhoeven
(801) 259-5565
Added: May 13
Changed: Aug 20
Last Checked: Sep 13 at 3:06AM
MLS# 2163746
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Investment Insights
Based on property information with market context.
This 2,245 SF flex space occupies a 0.25-acre parcel and was built in 1940. The interior includes open areas, multiple private rooms, an attached garage, and approximately six on-site parking spaces. Its configuration supports office, studio, service-based, storage, and operational uses described for the property. No hot water is currently installed.
The property is located at 373 S 100 W in Payson, Utah, along a commuter route with daily traffic exposure and convenient accessibility. The layout offers an alternative to conventional retail or contemporary office construction, with spaces that can be arranged around a range of business requirements.
The property is located at 373 S 100 W in Payson, Utah, along a commuter route with daily traffic exposure and convenient accessibility. The layout offers an alternative to conventional retail or contemporary office construction, with spaces that can be arranged around a range of business requirements.
Key Highlights
- 2,245 SF flex space on a 0.25‑acre parcel
- Built in 1940
- Open areas paired with multiple private rooms
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
$17,877
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
5.60%
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%
$357,540
$357.5K
Cap Rate 7%
$255,386
$255.4K
Cap Rate 9%
$198,633
$198.6K
Market Conditions
NOI Build-Up for 2,245 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
$26.9K $12.00/SF
− Vacancy
−$1.4K −$0.62/SF
EGI
$25.5K $11.38/SF
− OpEx
−$7.7K −$3.41/SF
NOI
$17.9K $7.96/SF
Area
Utah County, UT
Vacancy
5.20%
Lease Rate
$12.00 /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%
$357,540
Cap Rate 7%
$255,386
Cap Rate 9%
$198,633
Alternative Uses
Best Use
Office B
$450.3K
$394.0K – $525.3K
NOI $31,520 @ 7.0% cap · market cap 9.88%
Second Best
Industrial
$255.4K
$223.5K – $298.0K
NOI $17,877 @ 7.0% cap · market cap 5.60%
Theoretical Best
Office A
$618.9K
$541.5K – $722.0K
NOI $43,320 @ 7.0% cap · market cap 13.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84651, UT
28,416
Population
8,956
Households
3.2
Avg Household Size
29
Median Age
29%
College-Educated
94%
High-School Grad
126.7 sq mi
ZIP Area
224
Density / Sq Mi
$94,152
Median Household Income
$37,170
Median Earnings
$1,398
Median Rent
$423,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable layout combines open areas with multiple private rooms.
Where is this flex space located?
The property is located at 373 S 100 W Payson, UT.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: 2,245 SF flex space on a 0.25‑acre parcel; Built in 1940; Open areas paired with multiple private rooms
