School Property with Multiple
New
For Sale
$5,500,000
1004 S 1025 W, Brigham City, UT 84302
General commercial campus with finished educational, residential-style, and administrative spaces on a substantial parcel.
Property Size19,220 SF
Lot Size5.00 Acres
Price / SF$286.16
Days on Market7
Property Features for 1004 S 1025 W
General Information
Standard status
Active
Size
19,220 SF
Lot size
5.00 Acres
Property subtype
Office
Zoning
general commercial
Amenities
elevator
Building Details
Building Size
19,220 SF
Year Built
2013
Buildings
3
Listing Agency:
Sumner Realtors, LLC
Listed By:
Jackie Summers · License #33387
(801) 544-6853
Source:
Liftrealty
Added: Sep 16
Changed: Sep 21
Last Checked: Sep 21 at 6:10AM
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 Sumner Realtors, LLC
Investment Insights
Based on property information with market context.
This general commercial property encompasses 5 acres and 19,220 square feet of finished space across multiple buildings. The largest structure contains 8,855 square feet with seven bedrooms, 4.5 bathrooms, seven offices, a kitchen, gathering rooms, and an elevator. A second finished building provides 7,948 square feet with eight bedrooms, five bathrooms, three offices, a kitchen, and additional gathering areas. A 2,417-square-foot outbuilding adds storage and classroom space.
The property is located at 1004 S 1025 W in Brigham City, Utah, and was built in 2013. The site includes a parking lot and is zoned general commercial. The existing layout and improvements are identified as suitable for potential school, assisted living, bed-and-breakfast, or residential treatment center uses.
The property is located at 1004 S 1025 W in Brigham City, Utah, and was built in 2013. The site includes a parking lot and is zoned general commercial. The existing layout and improvements are identified as suitable for potential school, assisted living, bed-and-breakfast, or residential treatment center uses.
Key Highlights
- 5‑acre general commercial property in Brigham City, Utah
- 19,220 square feet of finished space across multiple buildings
- 8,855‑square‑foot building with 7 bedrooms, 4.5 bathrooms, 7 offices, kitchen, gathering rooms, and elevator
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
$234,250
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
4.26%
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%
$4,685,000
$4.7M
Cap Rate 7%
$3,346,429
$3.3M
Cap Rate 9%
$2,602,778
$2.6M
Market Conditions
NOI Build-Up for 19,220 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
$426.7K $22.20/SF
− Vacancy
−$36.3K −$1.89/SF
EGI
$390.4K $20.31/SF
− OpEx
−$156.2K −$8.13/SF
NOI
$234.2K $12.19/SF
Area
Box Elder County, UT
Vacancy
8.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
40.00%
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%
$4,685,000
Cap Rate 7%
$3,346,429
Cap Rate 9%
$2,602,778
Alternative Uses
Best Use
Healthcare Medical
$3.35M
$2.93M – $3.90M
NOI $234,250 @ 7.0% cap · market cap 4.26%
Second Best
Apartment 5plus
$2.50M
$2.18M – $2.91M
NOI $174,725 @ 7.0% cap · market cap 3.18%
Theoretical Best
Office A
$4.99M
$4.37M – $5.82M
NOI $349,386 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
413
Businesses Nearby
Explore this area
Business Placement
Demographics for 84302, UT
26,564
Population
9,355
Households
2.8
Avg Household Size
34
Median Age
30%
College-Educated
93%
High-School Grad
79.5 sq mi
ZIP Area
334
Density / Sq Mi
$75,247
Median Household Income
$39,468
Median Earnings
$957
Median Rent
$343,100
Median Home Value
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Frequently Asked Questions
What type of property is this?
School - General commercial campus with finished educational, residential-style, and administrative spaces on a substantial parcel.
Where is this school located?
The property is located at 1004 S 1025 W Brigham City, UT.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: 5‑acre general commercial property in Brigham City, Utah; 19,220 square feet of finished space across multiple buildings; 8,855‑square‑foot building with 7 bedrooms, 4.5 bathrooms, 7 offices, kitchen, gathering rooms, and elevator
