Warehouse with Fully Fenced
For Sale
$479,000
1 S MAIN ST, Garland, UT 84312
Warehouse facility with a fully fenced yard, office space, and three large bay doors.
Property Size1,944 SF
Days on Market96
Property Features for 1 S MAIN ST
General Information
Standard status
Active
Size
1,944 SF
Property subtype
Industrial
Warehouse & Industrial
Drive-In Doors
3
Heavy Power
Yes
Additional Details
Fenced Yard
Yes
Building Details
Building Size
1,944 SF
Year Built
1944
Listing Agency:
Realtypath LLC (Cache Valley)
(801) 386-5908
Listed By:
Chelsea Funk
(435) 512-4608
Source:
Liftrealty
Added: Jun 1
Changed: Sep 3
Last Checked: Sep 4 at 4:38AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Realtypath LLC (Cache Valley)
Investment Insights
Based on property information with market context.
This warehouse property includes approximately 500 sq. ft. of office space and a fully fenced yard. The building is set up with three large bay doors and electrical service that includes a three-phase electrical panel and a 110-volt sub-panel with a three-phase compressor.
Located on S Main St in Garland, UT, the site offers street frontage and provides direct, practical access for warehouse or small-bay operations.
The existing office and power infrastructure make the property well-suited to a range of light industrial uses where bay access and on-site electrical capacity are important.
Located on S Main St in Garland, UT, the site offers street frontage and provides direct, practical access for warehouse or small-bay operations.
The existing office and power infrastructure make the property well-suited to a range of light industrial uses where bay access and on-site electrical capacity are important.
Key Highlights
- Warehouse facility with approximately 500 SF of office space
- Fully fenced yard
- Three large bay doors
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
$17,805
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
3.72%
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%
$356,100
$356.1K
Cap Rate 7%
$254,357
$254.4K
Cap Rate 9%
$197,833
$197.8K
Market Conditions
NOI Build-Up for 1,944 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
$21.5K $11.04/SF
− Vacancy
−$515 −$0.26/SF
EGI
$20.9K $10.78/SF
− OpEx
−$3.1K −$1.62/SF
NOI
$17.8K $9.16/SF
Area
Box Elder County, UT
Vacancy
2.40%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
15.00%
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%
$356,100
Cap Rate 7%
$254,357
Cap Rate 9%
$197,833
Alternative Uses
Best Use
Warehouse
$254.4K
$222.6K – $296.8K
NOI $17,805 @ 7.0% cap · market cap 3.72%
Second Best
Industrial
$209.7K
$183.5K – $244.6K
NOI $14,678 @ 7.0% cap · market cap 3.06%
Theoretical Best
Office A
$504.8K
$441.7K – $589.0K
NOI $35,339 @ 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
3
Drive-in doors
Yes
Heavy power
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 84312, UT
4,483
Population
1,573
Households
2.8
Avg Household Size
31
Median Age
23%
College-Educated
87%
High-School Grad
24.8 sq mi
ZIP Area
181
Density / Sq Mi
$77,095
Median Household Income
$44,159
Median Earnings
$912
Median Rent
$336,200
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 - Warehouse facility with a fully fenced yard, office space, and three large bay doors.
Where is this flex space located?
The property is located at 1 S MAIN ST Garland, UT.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: Warehouse facility with approximately 500 SF of office space; Fully fenced yard; Three large bay doors
