Office Building with 5
For Sale
Contact for pricing
11339 S 700 E, Sandy, UT 84094
17,208 SF office building divided into 5 suites, with ample on-site parking and easy freeway/Trax access.
Property Size17,208 SF
Lot Size2.10 Acres
Price / SF$232.45
Days on Market248
Property Features for 11339 S 700 E
General Information
Standard status
Active
Size
17,208 SF
Lot size
2.10 Acres
Property subtype
OFFICE
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Office Units
5
Building Details
Year Renovated
2010
Buildings
1
Building Size
17,208 SF
Tenancy
Multi
Parking Ratio
7.83 per 1,000 SF
Listing Agency:
Colliers | Utah County
(801) 610-1300
Listed By:
Eric Larsen
(801) 702-4670
Source:
Moodyscre
Added: Jan 14
Changed: Sep 13
Last Checked: Sep 18 at 11:09AM
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 | Utah County
Investment Insights
Based on property information with market context.
This 17,208 SF office building is currently divided into 5 suites, offering the ability to lease space separately. The building was remodeled in 2010 and features efficient floor plans and “creative tech” finishes. The property sits on 2.10 acres of land and has ample parking, listed at 7.83 stalls per thousand.
Located at 11339 S 700 E in Sandy, UT, the site provides easy freeway/Trax access. The property is presented as an owner-user option with some leases in place, while also allowing for expansion of the existing building and the addition of additional structure.
With flexible zoning, the configuration of suites and the potential to expand make this a practical fit for an office tenant or an owner looking for operational flexibility.
Located at 11339 S 700 E in Sandy, UT, the site provides easy freeway/Trax access. The property is presented as an owner-user option with some leases in place, while also allowing for expansion of the existing building and the addition of additional structure.
With flexible zoning, the configuration of suites and the potential to expand make this a practical fit for an office tenant or an owner looking for operational flexibility.
Key Highlights
- 17,208 SF office building currently divided into 5 suites
- Remodeled in 2010 with efficient floor plans
- 2.10 acres with room for expansion and adding additional structure
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
$249,499
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
6.24%
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%
$4,989,980
$5.0M
Cap Rate 7%
$3,564,271
$3.6M
Cap Rate 9%
$2,772,211
$2.8M
Market Conditions
NOI Build-Up for 17,208 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
$369.6K $21.48/SF
− Vacancy
−$37.0K −$2.15/SF
EGI
$332.7K $19.33/SF
− OpEx
−$83.2K −$4.83/SF
NOI
$249.5K $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%
$4,989,980
Cap Rate 7%
$3,564,271
Cap Rate 9%
$2,772,211
Alternative Uses
Best Use
Office B
$3.56M
$3.12M – $4.16M
NOI $249,499 @ 7.0% cap · market cap 6.24%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$229.13M
$200.49M – $267.32M
NOI $16,039,160 @ 7.0% cap · market cap 400.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
434
Businesses Nearby
Explore this area
Business Placement
Demographics for 84094, UT
28,751
Population
9,715
Households
3
Avg Household Size
36
Median Age
39%
College-Educated
95%
High-School Grad
5.1 sq mi
ZIP Area
5,637
Density / Sq Mi
$102,881
Median Household Income
$49,562
Median Earnings
$1,851
Median Rent
$474,700
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - 17,208 SF office building divided into 5 suites, with ample on-site parking and easy freeway/Trax access.
Where is this office building located?
The property is located at 11339 S 700 E Sandy, UT.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 17,208 SF office building currently divided into 5 suites; Remodeled in 2010 with efficient floor plans; 2.10 acres with room for expansion and adding additional structure
