Move-in Ready Professional Office
For Sale
Contact for pricing
110 S 100 W, Payson, UT 84651
Stand-alone office building with dental practice finishes and basement storage.
Property Size1,647 SF
Lot Size0.25 Acres
Price / SF$258.04
Days on Market354
Property Features for 110 S 100 W
General Information
Standard status
Active
Size
1,647 SF
Class
B
Lot size
0.25 Acres
Property subtype
Office
Investment Type
Owner/User
Building Details
Year Built
1945
Buildings
1
Stories
1
Listing Agency:
Colliers - Pleasant Grove - Utah County, Utah
(801) 702-4689
Listed By:
Spencer Croshaw · License #UT 5489240-SA00
Source:
Crexi
Added: Aug 27, 2025
Changed: Aug 13
Last Checked: Aug 13 at 9:34AM
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 Colliers - Pleasant Grove - Utah County, Utah
Investment Insights
Based on property information with market context.
This stand-alone professional office building is move-in ready for a dental, orthodontic, or medical office user. The existing build-out minimizes tenant improvement costs. Situated on a 0.25 acre parcel, the high-visibility corner lot makes it ideal for professional services. The building offers approximately 1,647 square feet of space with dental practice finishes and configuration. Ample on-site parking is available. The basement offers additional storage, making the space efficient and functional.
Key Highlights
- Move‑in ready for dental, orthodontic, or medical office use, minimizing tenant improvement costs.
- High‑visibility corner lot, ideal for professional services.
- ±1,647 SF with existing dental practice finishes and configuration.
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
$23,124
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
5.44%
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%
$462,480
$462.5K
Cap Rate 7%
$330,343
$330.3K
Cap Rate 9%
$256,933
$256.9K
Market Conditions
NOI Build-Up for 1,647 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
$39.5K $24.00/SF
− Vacancy
−$8.7K −$5.28/SF
EGI
$30.8K $18.72/SF
− OpEx
−$7.7K −$4.68/SF
NOI
$23.1K $14.04/SF
Area
Utah County, UT
Vacancy
22.00%
Lease Rate
$24.00 /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%
$462,480
Cap Rate 7%
$330,343
Cap Rate 9%
$256,933
Alternative Uses
Best Use
Office B
$330.3K
$289.1K – $385.4K
NOI $23,124 @ 7.0% cap · market cap 5.44%
Second Best
Healthcare Medical
$283.6K
$248.2K – $330.9K
NOI $19,852 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$454.0K
$397.3K – $529.7K
NOI $31,781 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
547
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84651, UT
28,416
Population
8,956
Households
3.2
Avg Household Size
29
Median Age
29%
College-Educated
94%
High-School Grad
126.7 sq mi
ZIP Area
224
Density / Sq Mi
$94,152
Median Household Income
$37,170
Median Earnings
$1,398
Median Rent
$423,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Stand-alone office building with dental practice finishes and basement storage.
Where is this medical office space located?
The property is located at 110 S 100 W Payson, UT.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Move‑in ready for dental, orthodontic, or medical office use, minimizing tenant improvement costs.; High‑visibility corner lot, ideal for professional services.; ±1,647 SF with existing dental practice finishes and configuration.
