First-Floor Medical Office
For Sale
$435,000
Pending
101-8915 S 700 E, Sandy, UT 84070
ADA-accessible first-floor office suite with covered parking and Google Fiber connectivity, available for occupancy in 2026.
Property Size1,960 SF
Days on Market57
Property Features for 101-8915 S 700 E
General Information
Standard status
Pending
Size
1,960 SF
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,899
Listing Agency:
CRE Specialists, LLC
(801) 876-6070
Listed By:
Justin Welch · License #6561454
(801) 876-6070
Source:
Exprealty
Added: Jun 16
Changed: Aug 8
Last Checked: Aug 11 at 9:56AM
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.
This first-floor office suite offers 1,960 RSF and ADA accessibility, designed for professional use. The space includes two covered parking stalls plus five total parking stalls. Google Fiber connectivity is available for tenant communications needs.
The suite is located within the Twin Peaks Professional Building. Access is described as excellent, with proximity to I-15 highlighted by an estimated 5-minute drive time.
This configuration should work well for medical, dental, and other professional service providers seeking a ground-level, accessible layout with covered parking and fiber internet. Current tenant mix in the building includes insurance offices, financial offices, and medical/dental offices, which may help support compatible business operations.
The suite is located within the Twin Peaks Professional Building. Access is described as excellent, with proximity to I-15 highlighted by an estimated 5-minute drive time.
This configuration should work well for medical, dental, and other professional service providers seeking a ground-level, accessible layout with covered parking and fiber internet. Current tenant mix in the building includes insurance offices, financial offices, and medical/dental offices, which may help support compatible business operations.
Key Highlights
- 1,960 RSF first‑floor office suite available July 1, 2026
- First Floor/ADA accessible layout in the Twin Peaks Professional Building
- Two covered parking stalls plus total 5 parking stalls (1,000 SF parking per info)
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
$28,418
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
6.53%
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%
$568,360
$568.4K
Cap Rate 7%
$405,971
$406.0K
Cap Rate 9%
$315,756
$315.8K
Market Conditions
NOI Build-Up for 1,960 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
$42.1K $21.48/SF
− Vacancy
−$4.2K −$2.15/SF
EGI
$37.9K $19.33/SF
− OpEx
−$9.5K −$4.83/SF
NOI
$28.4K $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%
$568,360
Cap Rate 7%
$405,971
Cap Rate 9%
$315,756
Alternative Uses
Best Use
Office B
$406.0K
$355.2K – $473.6K
NOI $28,418 @ 7.0% cap · market cap 6.53%
Second Best
Healthcare Medical
$335.1K
$293.2K – $390.9K
NOI $23,454 @ 7.0% cap · market cap 5.39%
Theoretical Best
Multifamily LT 5
$26.10M
$22.84M – $30.45M
NOI $1,826,869 @ 7.0% cap · market cap 419.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
520
Businesses Nearby
Explore this area
Business Placement
Demographics for 84070, UT
30,885
Population
12,212
Households
2.5
Avg Household Size
34
Median Age
36%
College-Educated
93%
High-School Grad
7.3 sq mi
ZIP Area
4,231
Density / Sq Mi
$79,414
Median Household Income
$44,013
Median Earnings
$1,578
Median Rent
$429,400
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 - ADA-accessible first-floor office suite with covered parking and Google Fiber connectivity, available for occupancy in 2026.
Where is this office units located?
The property is located at 101-8915 S 700 E Sandy, UT.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 1,960 RSF first‑floor office suite available July 1, 2026; First Floor/ADA accessible layout in the Twin Peaks Professional Building; Two covered parking stalls plus total 5 parking stalls (1,000 SF parking per info)
