Versatile Industrial Property Near
For Sale
$1,650,000
260 Dl Sargent Dr, Cedar City, UT 84721
Industrial property near I-15 with income-producing components and recent upgrades.
Property Size11,102 SF
Price / SF$148.62
Days on Market185
Property Features for 260 Dl Sargent Dr
General Information
Standard status
Active
Size
11,102 SF
Property subtype
Commercial
Building Details
Year Built
2005
Listing Agency:
KW ASCEND KELLER WILLIAMS REAL
Listed By:
Twila Davis · License #97
(435) 590-8825
Source:
Utahrealestate
Added: Mar 27
Changed: Sep 21
Last Checked: Sep 26 at 4:23AM
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 KW ASCEND KELLER WILLIAMS REAL
Investment Insights
Based on property information with market context.
This versatile industrial property, totaling 11202 square feet, is located near Cedar City’s North I-15 Interchange, providing regional access. The site includes multiple income-producing components, such as two functional suites within the main building, a standalone warehouse, and seven storage units. Recent upgrades include LED lighting throughout interior and exterior areas, insulated overhead doors, and automatic openers. The layout is suited for various industrial uses, including distribution, fabrication, and service operations. This property is suitable for owner-users or investors seeking adaptable industrial space that combines operational efficiency with income potential.
Key Highlights
- Excellent location near Cedar City’s North I‑15 Interchange providing easy regional access.
- Multiple income‑producing components: two suites in main building, standalone warehouse, and seven storage units.
- Recent upgrades including LED lighting, insulated overhead doors, and automatic openers.
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
$103,839
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
6.29%
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%
$2,076,780
$2.1M
Cap Rate 7%
$1,483,414
$1.5M
Cap Rate 9%
$1,153,767
$1.2M
Market Conditions
NOI Build-Up for 11,102 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
$123.9K $11.16/SF
− Vacancy
−$1.7K −$0.16/SF
EGI
$122.2K $11.00/SF
− OpEx
−$18.3K −$1.65/SF
NOI
$103.8K $9.35/SF
Area
Iron County, UT
Vacancy
1.40%
Lease Rate
$11.16 /SF/Yr
Expense Ratio
15.00%
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%
$2,076,780
Cap Rate 7%
$1,483,414
Cap Rate 9%
$1,153,767
Alternative Uses
Best Use
Warehouse
$1.48M
$1.30M – $1.73M
NOI $103,839 @ 7.0% cap · market cap 6.29%
Second Best
Industrial
$1.22M
$1.07M – $1.43M
NOI $85,515 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$2.27M
$1.98M – $2.65M
NOI $158,716 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
318
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84721, UT
27,329
Population
9,638
Households
2.8
Avg Household Size
29
Median Age
29%
College-Educated
92%
High-School Grad
186.9 sq mi
ZIP Area
146
Density / Sq Mi
$73,342
Median Household Income
$30,662
Median Earnings
$1,076
Median Rent
$345,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Similar Off Market Nearby
- Fiddlers Storage — 174 E Cobblecreek Dr, Cedar City, UT 84721
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial property near I-15 with income-producing components and recent upgrades.
Where is this warehouse located?
The property is located at 260 Dl Sargent Dr Cedar City, UT.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Excellent location near Cedar City’s North I‑15 Interchange providing easy regional access.; Multiple income‑producing components: two suites in main building, standalone warehouse, and seven storage units.; Recent upgrades including LED lighting, insulated overhead doors, and automatic openers.
