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    Goshen, UT 84633 Goshen, UT 84633

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    Claim this Listing
    For Sale
    $33,800,000

    LAND - Goshen, UT

    Lot size:
    594.38 Acres
    Added:
    Nov 3, 2025
    Days on Market:
    170
    Last Refresh:
    Apr 22 at 12:06 am

    Property Features

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Agricultural
    Standard status
    Active
    APN
    61-094-0028
    Lot size
    594.38 Acres

    Taxes and HOA fees

    Tax Annual Amount
    801

    Utilities

    Utilities
    Natural Gas Available

    We can help!

    Listing Contact
    Michael Stengel

    Listing agent Michael Stengel

    Listing office Stengel Realty, LLC 3158 W 560 S, Roosevelt, UT

    Listing date Nov 3, 2025

    MLS# 2121234 Listing URL

    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.

    Overview

    Premier Data Center Development Site

    This 594.3767-acre site, comprising 5 contiguous parcels in the Goshen District of Utah County, presents a strategic greenfield data center opportunity within Utah's expanding technology corridor. Positioned as the "Goldilocks Location," it balances proximity to Salt Lake City and Provo with the advantages of a less constrained environment compared to Eagle Mountain, while avoiding the remoteness of Delta. The site boasts critical infrastructure advantages, including dual natural gas pipelines: Kern River (2.3 Bcf/day) and Williams MountainWest (130 MMcf/day), enabling behind-the-meter power generation. Pacificorp 345kv and 46kv transmission lines cross the parcel locations. The site is phased development ready, with 5 separate parcels supporting 3-4 independent power generation facilities with staged permitting. Air Quality Permits offer fast-track approval through the Utah Division of Air Quality, with recent data center approvals taking 30-45 days. Streamlined permitting is facilitated by Governor Cox's 2025 executive order prioritizing infrastructure projects. UTOPIA Fiber is located 0.5 miles away, offering carrier-neutral, 100 Gbps capacity. The site's climate features a high elevation (4,574 ft) and semi-arid conditions ideal for waterless cooling. Utah offers data center equipment sales tax exemptions and infrastructure credits per 2025 state legislation. Novva Data Centers has an approved precedent of 72 natural gas generators (December 2024). The site has minimal seismic activity, no flood zones, and stable weather patterns. Utah data center capacity is projected to grow 699% by 2030. The Utah County Parcels are identified as: 61:094:0028, 61:094:0027, 61:095:0010, 35:104:0004, 35:104:0003. The zoning is agricultural with an industrial conversion pathway.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Goshen
    County
    Utah
    State
    Utah
    Longitude
    -111.9
    Latitude
    39.9532

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    FAQs

    What type of property is this?
    Commercial land - 594.38 acre data center development site in Goshen, Utah.
    Where is this commercial land located?
    The property is located at Goshen, UT.
    What is the asking price?
    The asking price for this property is $33,800,000.
    What are key features of this property?
    This property features: Strategic Location: Situated in Utah's expanding technology corridor, offering convenient access.; Critical Infrastructure: **Dual natural gas pipelines & Pacificorp transmission lines onsite**, enabling behind‑the‑meter power generation.; Fast‑Track Permitting: Benefit from Utah's fast‑track air quality permit approvals (30‑45 days).
    (435) 724-4663
    We can help!
    Listing Contact
    Michael Stengel
    Learn More
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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
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