Top-Floor Office
For Sale
$795,000
101-6412 S 900 E, Murray, UT 84103
The suite provides private offices, a restroom, break room, and dedicated entry.
Property Size3,384 SF
Lot Size0.65 Acres
Price / SF$234.93
Days on Market169
Property Features for 101-6412 S 900 E
General Information
Standard status
Active
Size
3,384 SF
Lot size
0.65 Acres
Zoning
CC
Additional Details
Floor
Top Floor
Taxes and HOA fees
Annual Taxes
$5,003
Amenities
Signage Available
Extra Storage
Six Private Offices
Private Bathroom
Break Room
Private Entrance
Building Details
Year Built
2007
Listing Agency:
CRE Specialists, LLC
(801) 876-6070
Listed By:
Justin Welch · License #6561454
(801) 876-6070
Source:
Exprealty
Added: Feb 23
Changed: Aug 11
Last Checked: Aug 11 at 8:56AM
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 CRE Specialists, LLC
Investment Insights
Based on property information with market context.
Positioned on the upper level, this 3,384-square-foot office suite offers a practical configuration for professional occupancy. The layout includes six private offices, a private bathroom, a break room, a separate entrance, and additional storage. Signage is available for the suite.
The property sits on a 0.65-acre parcel at 101-6412 S 900 E in Murray, Utah, directly across from Wheeler Farm. The site is zoned CC and the building was constructed in 2007. Its 900 East setting places the office within an established retail and residential area.
The property sits on a 0.65-acre parcel at 101-6412 S 900 E in Murray, Utah, directly across from Wheeler Farm. The site is zoned CC and the building was constructed in 2007. Its 900 East setting places the office within an established retail and residential area.
Key Highlights
- 3, 384 Sq. Ft. top‑floor office suite
- Six (6) private offices
- Private bathroom and break room
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
$49,065
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
6.17%
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%
$981,300
$981.3K
Cap Rate 7%
$700,929
$700.9K
Cap Rate 9%
$545,167
$545.2K
Market Conditions
NOI Build-Up for 3,384 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
$72.7K $21.48/SF
− Vacancy
−$7.3K −$2.15/SF
EGI
$65.4K $19.33/SF
− OpEx
−$16.4K −$4.83/SF
NOI
$49.1K $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%
$981,300
Cap Rate 7%
$700,929
Cap Rate 9%
$545,167
Alternative Uses
Best Use
Office B
$700.9K
$613.3K – $817.8K
NOI $49,065 @ 7.0% cap · market cap 6.17%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$45.06M
$39.43M – $52.57M
NOI $3,154,144 @ 7.0% cap · market cap 396.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 84103, UT
22,788
Population
13,528
Households
1.7
Avg Household Size
36
Median Age
66%
College-Educated
98%
High-School Grad
20.5 sq mi
ZIP Area
1,112
Density / Sq Mi
$81,386
Median Household Income
$54,787
Median Earnings
$1,374
Median Rent
$710,700
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 - The suite provides private offices, a restroom, break room, and dedicated entry.
Where is this office units located?
The property is located at 101-6412 S 900 E Murray, UT.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3, 384 Sq. Ft. top‑floor office suite; Six (6) private offices; Private bathroom and break room
