Temperature-Controlled Warehouse with
For Sale
$4,900,000
1605 West 2100 South, Salt Lake City, UT 84119
Temperature-controlled warehouse with forced air heating, evaporative cooling, and multiple monument and pylon signage options.
Property Size29,160 SF
Price / SF$168.04
Days on Market40
Property Features for 1605 West 2100 South
General Information
Standard status
Active
Size
29,160 SF
Class
C
Property subtype
Industrial - Flex - Industrial
Zoning
MU-11
Additional Details
Highway Access
Yes
Heavy Power
Yes
Amenities
monument signage
exterior building signage
pylon sign
temperature controlled warehouse
forced air heaters
evaporative coolers
Building Details
Building Size
29,160 SF
Year Built
1976
Tenancy
Multi
Listing Agency:
InterNet Properties
(801) 573-8500
Listed By:
Christian Vasilios Priskos
Source:
Commercialcafe
Added: Jul 13
Changed: Aug 8
Last Checked: Aug 18 at 7:53AM
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 InterNet Properties
Investment Insights
Based on property information with market context.
This temperature-controlled warehouse property includes both forced air heaters and evaporative coolers. Constructed in 1976, the building offers 29,160 SF and is zoned MU-11. Currently, two longstanding tenants occupy 19,117 SF, with 10,043 SF available for lease or owner occupation.
The property provides frontage off of 2100 South and includes signage options fronting the corridor, along with exterior building signage. A large pylon sign faces the freeway for additional visibility.
With multiple access points and strong power specifications noted in the remarks, the building is positioned for flexible use as an investment or owner-user opportunity within the Salt Lake City area.
The property provides frontage off of 2100 South and includes signage options fronting the corridor, along with exterior building signage. A large pylon sign faces the freeway for additional visibility.
With multiple access points and strong power specifications noted in the remarks, the building is positioned for flexible use as an investment or owner-user opportunity within the Salt Lake City area.
Key Highlights
- 29,160 SF warehouse built in 1976, zoned MU‑11
- Temperature‑controlled warehouse with forced air heaters and evaporative coolers
- Frontage on 2100 South with monument signage, exterior building signage, and a large pylon sign facing the freeway
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
$320,702
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
6.54%
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%
$6,414,040
$6.4M
Cap Rate 7%
$4,581,457
$4.6M
Cap Rate 9%
$3,563,356
$3.6M
Market Conditions
NOI Build-Up for 29,160 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
$524.9K $18.00/SF
− Vacancy
−$31.5K −$1.08/SF
EGI
$493.4K $16.92/SF
− OpEx
−$172.7K −$5.92/SF
NOI
$320.7K $11.00/SF
Area
Salt Lake City, UT
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$6,414,040
Cap Rate 7%
$4,581,457
Cap Rate 9%
$3,563,356
Alternative Uses
Best Use
Flex RnD
$4.58M
$4.01M – $5.35M
NOI $320,702 @ 7.0% cap · market cap 6.54%
Second Best
Warehouse
$3.44M
$3.01M – $4.01M
NOI $240,697 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$7.86M
$6.87M – $9.17M
NOI $549,929 @ 7.0% cap · market cap 11.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,007
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84119, UT
54,143
Population
16,811
Households
3.2
Avg Household Size
31
Median Age
16%
College-Educated
79%
High-School Grad
11.5 sq mi
ZIP Area
4,708
Density / Sq Mi
$66,616
Median Household Income
$35,676
Median Earnings
$1,418
Median Rent
$341,800
Median Home Value
Market
Vacancy Rate% for Industrial in Salt Lake City, UT
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Temperature-controlled warehouse with forced air heating, evaporative cooling, and multiple monument and pylon signage options.
Where is this flex space located?
The property is located at 1605 West 2100 South Salt Lake City, UT.
What is the asking price?
The asking price for this property is $4,900,000.
What are key features of this property?
This property features: 29,160 SF warehouse built in 1976, zoned MU‑11; Temperature‑controlled warehouse with forced air heaters and evaporative coolers; Frontage on 2100 South with monument signage, exterior building signage, and a large pylon sign facing the freeway
