Single-Tenant Office/Retail
For Sale
$4,000,000
12537 S Crossing Dr, Riverton, UT 84096
Single-tenant office/retail property with approximately 75 offices and shared parking adjacent to In-N-Out Burger.
Property Size14,210 SF
Price / SF$281.49
Days on Market48
Property Features for 12537 S Crossing Dr
General Information
Standard status
Active
Size
14,210 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
75
Building Details
Year Built
2009
Tenancy
Single
Listing Agency:
TruNet Real Estate LLC
Listed By:
Danny Gutierrez · License #5500836
(801) 572-9003
Source:
Liveutah
Added: Jul 21
Changed: Sep 3
Last Checked: Sep 5 at 10:49AM
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 TruNet Real Estate LLC
Investment Insights
Based on property information with market context.
This single-tenant office/retail building is configured with approximately 75 offices and was previously utilized as a regional office facility. The property is described as well-maintained, and the layout is presented as flexible for different occupancy arrangements.
The building is located directly adjacent to In-N-Out Burger with a shared parking lot. It also has frontage and visibility along Bangerter Highway, aligning it with high-visibility retail, restaurant, and service-oriented use considerations mentioned in the offering.
Whether acquired for owner-use or leased as an office building, the property’s established office configuration provides a practical base for future redevelopment discussions, as indicated by the flexible layout described in the marketing materials.
The building is located directly adjacent to In-N-Out Burger with a shared parking lot. It also has frontage and visibility along Bangerter Highway, aligning it with high-visibility retail, restaurant, and service-oriented use considerations mentioned in the offering.
Whether acquired for owner-use or leased as an office building, the property’s established office configuration provides a practical base for future redevelopment discussions, as indicated by the flexible layout described in the marketing materials.
Key Highlights
- Highly visible single‑tenant office/retail property in Riverton, UT, directly adjacent to In‑N‑Out Burger with shared parking
- Approx. 75 offices in a well‑maintained building previously used by the Utah Department of Transportation
- Tremendous frontage and visibility along Bangerter Highway for retail, restaurant, or service‑oriented use
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
$206,031
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
5.15%
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%
$4,120,620
$4.1M
Cap Rate 7%
$2,943,300
$2.9M
Cap Rate 9%
$2,289,233
$2.3M
Market Conditions
NOI Build-Up for 14,210 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
$305.2K $21.48/SF
− Vacancy
−$30.5K −$2.15/SF
EGI
$274.7K $19.33/SF
− OpEx
−$68.7K −$4.83/SF
NOI
$206.0K $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%
$4,120,620
Cap Rate 7%
$2,943,300
Cap Rate 9%
$2,289,233
Alternative Uses
Best Use
Office B
$2.94M
$2.58M – $3.43M
NOI $206,031 @ 7.0% cap · market cap 5.15%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$189.21M
$165.56M – $220.75M
NOI $13,244,797 @ 7.0% cap · market cap 331.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
75
Office units
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
860
Businesses Nearby
Explore this area
Business Placement
Demographics for 84096, UT
69,086
Population
21,168
Households
3.3
Avg Household Size
27
Median Age
41%
College-Educated
94%
High-School Grad
71.1 sq mi
ZIP Area
972
Density / Sq Mi
$117,800
Median Household Income
$50,954
Median Earnings
$1,888
Median Rent
$540,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Single-tenant office/retail property with approximately 75 offices and shared parking adjacent to In-N-Out Burger.
Where is this office building located?
The property is located at 12537 S Crossing Dr Riverton, 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: Highly visible single‑tenant office/retail property in Riverton, UT, directly adjacent to In‑N‑Out Burger with shared parking; Approx. 75 offices in a well‑maintained building previously used by the Utah Department of Transportation; Tremendous frontage and visibility along Bangerter Highway for retail, restaurant, or service‑oriented use
