Retail Space with Loading
For Sale
Contact for pricing
1080 N Main St, Layton, UT 84041
Immediately available retail space with pylon and building signage along Main St.
Property Size36,000 SF
Price / SF$236.11
Days on Market334
Property Features for 1080 N Main St
General Information
Standard status
Active
Size
36,000 SF
Property subtype
RETAIL
Additional Details
Traffic Count
21,295 vehicles/day
Amenities
Two loading docks
Listing Agency:
Mountain West - Corporate
(801) 783-3078
Listed By:
Spencer Greer · License #UT 7080096 SA00
Source:
Moodyscre
Added: Oct 1, 2025
Changed: Aug 30
Last Checked: Aug 30 at 8:53AM
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 Mountain West - Corporate
Investment Insights
Based on property information with market context.
Located at 1080 N Main St in Layton, this 36,000-square-foot retail space is available immediately. The property includes two loading docks, supporting receiving and back-of-house operations for a retail user.
Signage opportunities include a pylon along Main St and building signage, with visibility toward I-15. Main St carries 21,295 ADT. The surrounding retail environment includes Hobby Lobby, Walmart, Sam’s Club, Kohl’s, JCPenney, Mister Car Wash, and U-Haul, creating a setting with multiple established commercial operators nearby.
Signage opportunities include a pylon along Main St and building signage, with visibility toward I-15. Main St carries 21,295 ADT. The surrounding retail environment includes Hobby Lobby, Walmart, Sam’s Club, Kohl’s, JCPenney, Mister Car Wash, and U-Haul, creating a setting with multiple established commercial operators nearby.
Key Highlights
- 36,000 square feet of retail space available immediately
- Two loading docks support receiving and inventory handling
- Pylon signage available along Main St
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
$435,143
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
5.12%
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%
$8,702,860
$8.7M
Cap Rate 7%
$6,216,329
$6.2M
Cap Rate 9%
$4,834,922
$4.8M
Market Conditions
NOI Build-Up for 36,000 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
$697.7K $19.38/SF
− Vacancy
−$76.0K −$2.11/SF
EGI
$621.6K $17.27/SF
− OpEx
−$186.5K −$5.18/SF
NOI
$435.1K $12.09/SF
Area
Davis County, UT
Vacancy
10.90%
Lease Rate
$19.38 /SF/Yr
Expense Ratio
30.00%
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%
$8,702,860
Cap Rate 7%
$6,216,329
Cap Rate 9%
$4,834,922
Alternative Uses
Best Use
Retail
$6.22M
$5.44M – $7.25M
NOI $435,143 @ 7.0% cap · market cap 5.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.31M
$7.28M – $9.70M
NOI $582,014 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21,295 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
1,642
Businesses Nearby
Explore this area
Business Placement
Demographics for 84041, UT
55,289
Population
19,171
Households
2.9
Avg Household Size
30
Median Age
31%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
3,711
Density / Sq Mi
$87,608
Median Household Income
$43,804
Median Earnings
$1,404
Median Rent
$395,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Immediately available retail space with pylon and building signage along Main St.
Where is this retail space located?
The property is located at 1080 N Main St Layton, UT.
What is the asking price?
The asking price for this property is $8,500,000.
What are key features of this property?
This property features: 36,000 square feet of retail space available immediately; Two loading docks support receiving and inventory handling; Pylon signage available along Main St
