Class A Office
For Sale
$1,995,000
100-833 E Pioneer Rd, Draper, UT 84020
Two connected office suites provide private work areas, shared amenities, and flexibility for separate or combined occupancy.
Property Size4,072 SF
Price / SF$489.93
Days on Market12
Property Features for 100-833 E Pioneer Rd
General Information
Standard status
Active
Size
4,072 SF
Class
Class A
Additional Details
Asking Price
$1,995,000
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,408
Building Details
Tenancy
Multi
Listing Agency:
NSRE, LLC
(805) 868-4894
Listed By:
Derek Howe
(801) 800-6837
Source:
Exprealty
Added: Sep 2
Changed: Sep 11
Last Checked: Sep 12 at 3:09PM
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 NSRE, LLC
Investment Insights
Based on property information with market context.
Units 100 and 101 comprise approximately 4,072 SF of Class A office space at 833 Pioneer Road in Draper, Utah. The offering combines a 936 SF corner suite with a 3,136 SF two-story office; the units may operate together or independently. Interior features include up to nine private offices, reception and conference areas, kitchen and break spaces, and three restrooms, with ample parking serving the property.
Unit 100 is leased to Canyon Craft under a NNN lease through January 2028, while Unit 101 is leased to Fidelity National Title through December 2026. The property offers access to I-15 and 12300 South, along with an existing configuration that accommodates both current tenancy and future occupancy planning.
Unit 100 is leased to Canyon Craft under a NNN lease through January 2028, while Unit 101 is leased to Fidelity National Title through December 2026. The property offers access to I-15 and 12300 South, along with an existing configuration that accommodates both current tenancy and future occupancy planning.
Key Highlights
- Approximately 4,072 SF of Class A office space across Units 100 and 101
- 936 SF corner suite plus a 3,136 SF two‑story office
- Up to nine private offices, reception and conference areas, kitchen/break spaces, and three restrooms
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
$59,040
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
2.96%
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%
$1,180,800
$1.2M
Cap Rate 7%
$843,429
$843.4K
Cap Rate 9%
$656,000
$656.0K
Market Conditions
NOI Build-Up for 4,072 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
$87.5K $21.48/SF
− Vacancy
−$8.7K −$2.15/SF
EGI
$78.7K $19.33/SF
− OpEx
−$19.7K −$4.83/SF
NOI
$59.0K $14.50/SF
Area
Salt Lake County, UT
Vacancy
10.00%
Lease Rate
$21.48 /SF/Yr
Expense Ratio
25.00%
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%
$1,180,800
Cap Rate 7%
$843,429
Cap Rate 9%
$656,000
Alternative Uses
Best Use
Office B
$843.4K
$738.0K – $984.0K
NOI $59,040 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$54.22M
$47.44M – $63.26M
NOI $3,795,413 @ 7.0% cap · market cap 190.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,276
Businesses Nearby
Explore this area
Business Placement
Demographics for 84020, UT
51,017
Population
16,865
Households
3
Avg Household Size
34
Median Age
51%
College-Educated
97%
High-School Grad
27.2 sq mi
ZIP Area
1,876
Density / Sq Mi
$130,680
Median Household Income
$55,377
Median Earnings
$1,812
Median Rent
$726,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two connected office suites provide private work areas, shared amenities, and flexibility for separate or combined occupancy.
Where is this office units located?
The property is located at 100-833 E Pioneer Rd Draper, UT.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Approximately 4,072 SF of Class A office space across Units 100 and 101; 936 SF corner suite plus a 3,136 SF two‑story office; Up to nine private offices, reception and conference areas, kitchen/break spaces, and three restrooms
