Two-Story Office Building with
For Sale
$3,500,000
4252 S 700 E, Murray, UT 84107
Two-story office building with long-term lease and future development potential.
Property Size10,282 SF
Lot Size0.58 Acres
Price / SF$340.40
Days on Market514
Property Features for 4252 S 700 E
General Information
Standard status
Active
Size
10,282 SF
Lot size
0.58 Acres
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$989
Building Details
Year Built
1985
Listing Agency:
Investment Realty Advisors LLC
(435) 485-7070
Listed By:
Joseph Mills · License #5652815
(801) 971-2542
Source:
Exitrealty
Added: Apr 15, 2025
Changed: Sep 2
Last Checked: Sep 9 at 6:48AM
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 Investment Realty Advisors LLC
Investment Insights
Based on property information with market context.
This two-story, 10,282 square foot office building is designed to support a productive and professional workplace. It features a combination of private offices, open work areas, and essential amenities, catering to diverse business needs. The building includes a spacious and welcoming open reception area, three well-appointed board rooms, 25 private offices, a comfortable break room, and open bull pen areas with cubicles. Ample natural light fills the building, creating a bright and inviting work environment. The property is partially furnished, allowing for immediate occupancy with minimal setup, and is well-maintained, ensuring a professional appearance and smooth operation. Ample parking is available for employees and visitors. The property is situated on a 0.58-acre lot with future development potential after the long-term lease expires. There is a cross-access easement over the church-owned lot to the west for additional parking, as well as overflow parking for the church on the subject property on Sundays. The offering includes a 10-year lease with 2.5% annual escalations in place with a well-known law firm, along with the future opportunity for the church to free up the parking overlay, unlocking a higher and better future use.
Key Highlights
- Long‑term single tenant lease (123 months) with a well‑known law firm in place, providing stable income.
- Attractive CAP Rate of 5.29%, escalating to 6.6%.
- Annual base rent increases of 2.5%, ensuring growing returns.
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
$149,079
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
4.26%
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%
$2,981,580
$3.0M
Cap Rate 7%
$2,129,700
$2.1M
Cap Rate 9%
$1,656,433
$1.7M
Market Conditions
NOI Build-Up for 10,282 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
$220.9K $21.48/SF
− Vacancy
−$22.1K −$2.15/SF
EGI
$198.8K $19.33/SF
− OpEx
−$49.7K −$4.83/SF
NOI
$149.1K $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%
$2,981,580
Cap Rate 7%
$2,129,700
Cap Rate 9%
$1,656,433
Alternative Uses
Best Use
Office B
$2.13M
$1.86M – $2.48M
NOI $149,079 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$136.91M
$119.80M – $159.73M
NOI $9,583,603 @ 7.0% cap · market cap 273.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,228
Businesses Nearby
Explore this area
Business Placement
Demographics for 84107, UT
37,713
Population
17,287
Households
2.2
Avg Household Size
34
Median Age
38%
College-Educated
93%
High-School Grad
7.5 sq mi
ZIP Area
5,028
Density / Sq Mi
$73,469
Median Household Income
$46,098
Median Earnings
$1,387
Median Rent
$426,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Office building - Two-story office building with long-term lease and future development potential.
Where is this office building located?
The property is located at 4252 S 700 E Murray, UT.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Long‑term single tenant lease (123 months) with a well‑known law firm in place, providing stable income.; Attractive CAP Rate of 5.29%, escalating to 6.6%.; Annual base rent increases of 2.5%, ensuring growing returns.
