Retail Restaurant with Built-In
For Sale
$793,000
1141 W State St, Hurricane, UT 84737
Retail/restaurant space offers built-in coolers on both floors and two bathrooms, with high visibility from SR9.
Property Size3,240 SF
Price / SF$244.75
Days on Market135
Property Features for 1141 W State St
General Information
Standard status
Active
Size
3,240 SF
Taxes and HOA fees
Annual Taxes
$2,822
Amenities
2 Bathrooms
Listing Agency:
COLDWELL BANKER PREMIER REALTY
(435) 862-7148
Listed By:
J TURD'L MILLER · License #10724213-SA00
(435) 862-7148
Source:
Exprealty
Added: Apr 11
Changed: Aug 23
Last Checked: Aug 14 at 7:46AM
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 COLDWELL BANKER PREMIER REALTY
Investment Insights
Based on property information with market context.
This retail/restaurant property includes 1,620 square feet on the main floor featuring two separate built-in coolers totaling 190 square feet. The layout also provides two bathrooms, with one on the main floor.
The property further includes a 1,620 square foot basement with an office area and a built-in cooler box totaling 210 square feet, along with a second bathroom on the basement level. The site is positioned for strong visibility from SR9.
Overall, the improvements support foodservice operations, with dedicated built-in refrigeration both upstairs and in the basement plus an office area in the lower level.
The property further includes a 1,620 square foot basement with an office area and a built-in cooler box totaling 210 square feet, along with a second bathroom on the basement level. The site is positioned for strong visibility from SR9.
Overall, the improvements support foodservice operations, with dedicated built-in refrigeration both upstairs and in the basement plus an office area in the lower level.
Key Highlights
- Retail/restaurant space with exceptional visibility from SR9
- 1,620 SF main floor with built‑in coolers (190 SF) and 1 bathroom
- 1,620 SF basement with an office, built‑in cooler box (210 SF), and 1 bathroom
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
$39,926
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
5.03%
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%
$798,520
$798.5K
Cap Rate 7%
$570,371
$570.4K
Cap Rate 9%
$443,622
$443.6K
Market Conditions
NOI Build-Up for 3,240 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
$58.3K $18.00/SF
− Vacancy
−$1.3K −$0.40/SF
EGI
$57.0K $17.60/SF
− OpEx
−$17.1K −$5.28/SF
NOI
$39.9K $12.32/SF
Area
Washington County, UT
Vacancy
2.20%
Lease Rate
$18.00 /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%
$798,520
Cap Rate 7%
$570,371
Cap Rate 9%
$443,622
Alternative Uses
Best Use
Retail
$570.4K
$499.1K – $665.4K
NOI $39,926 @ 7.0% cap · market cap 5.03%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$892.2K
$780.7K – $1.04M
NOI $62,455 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
377
Businesses Nearby
65k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 56%
Shops & Services 41%
Beauty & Spa 4%
Wendy's
Dining
14,529 visits/mo
0.1 miles
McDonald's
Dining
11,065 visits/mo
0.2 miles
7-Eleven
Shops & Services
10,020 visits/mo
0.1 miles
Mountain America Credit Union
Shops & Services
8,092 visits/mo
0.1 miles
Exxon
Shops & Services
8,059 visits/mo
0.1 miles
Demographics for 84737, UT
21,212
Population
9,320
Households
2.3
Avg Household Size
39
Median Age
26%
College-Educated
95%
High-School Grad
250.1 sq mi
ZIP Area
85
Density / Sq Mi
$70,417
Median Household Income
$31,315
Median Earnings
$1,239
Median Rent
$420,900
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - Retail/restaurant space offers built-in coolers on both floors and two bathrooms, with high visibility from SR9.
Where is this retail space located?
The property is located at 1141 W State St Hurricane, UT.
What is the asking price?
The asking price for this property is $793,000.
What are key features of this property?
This property features: Retail/restaurant space with exceptional visibility from SR9; 1,620 SF main floor with built‑in coolers (190 SF) and 1 bathroom; 1,620 SF basement with an office, built‑in cooler box (210 SF), and 1 bathroom
