Auto Shop with Two Auto
For Sale
Contact for pricing
1550 W State St, Hurricane, UT 84737
Auto shop site with a grease trap, two auto bays, and a spacious yard with vacation rental units on-site.
Property Size4,000 SF
Price / SF$498.75
Days on Market622
Property Features for 1550 W State St
General Information
Standard status
Active
Size
4,000 SF
Property subtype
RETAIL
Net Operating Income
$222,000
Additional Details
Grease Trap
Yes
Service Bays
2
Amenities
grease trap
Listing Agency:
NAI Excel
(435) 627-5705
Listed By:
Wes Davis · License #5502820-SA00
Source:
Moodyscre
Added: Nov 25, 2024
Changed: Jul 30
Last Checked: Aug 8 at 11:07AM
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 NAI Excel
Investment Insights
Based on property information with market context.
This auto shop property includes a grease trap and two auto bays, with a spacious yard for vehicle use. The site previously operated as a drive-in and is most recently used as a car lot; it may be possible to convert the site back to a drive-thru configuration.
Exterior improvements include a canopy of over 3,000 square feet and more than 330 feet of SR-9 frontage. The property is listed at 4,000 square feet and includes two outbuildings.
In addition to the auto-oriented use, the site includes four vacation rentals and an over 4.8 VRBO guest rating. The property is currently generating approximately monthly net operating income, and the seller is motivated and open to considering all offers.
Exterior improvements include a canopy of over 3,000 square feet and more than 330 feet of SR-9 frontage. The property is listed at 4,000 square feet and includes two outbuildings.
In addition to the auto-oriented use, the site includes four vacation rentals and an over 4.8 VRBO guest rating. The property is currently generating approximately monthly net operating income, and the seller is motivated and open to considering all offers.
Key Highlights
- More than 330 feet of SR‑9 frontage
- Canopy of over 3,000 square feet
- Grease trap on‑site
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
$77,104
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
3.86%
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%
$1,542,080
$1.5M
Cap Rate 7%
$1,101,486
$1.1M
Cap Rate 9%
$856,711
$856.7K
Market Conditions
NOI Build-Up for 4,000 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
$104.2K $26.04/SF
− Vacancy
−$1.4K −$0.34/SF
EGI
$102.8K $25.70/SF
− OpEx
−$25.7K −$6.43/SF
NOI
$77.1K $19.28/SF
Area
Washington County, UT
Vacancy
1.30%
Lease Rate
$26.04 /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%
$1,542,080
Cap Rate 7%
$1,101,486
Cap Rate 9%
$856,711
Alternative Uses
Best Use
Specialty Retail
$1.10M
$963.8K – $1.29M
NOI $77,104 @ 7.0% cap · market cap 3.86%
Second Best
Retail
$704.2K
$616.1K – $821.5K
NOI $49,291 @ 7.0% cap · market cap 2.47%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Service bays
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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.
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Frequently Asked Questions
What type of property is this?
Auto shop - Auto shop site with a grease trap, two auto bays, and a spacious yard with vacation rental units on-site.
Where is this auto shop located?
The property is located at 1550 W State St Hurricane, UT.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: More than 330 feet of SR‑9 frontage; Canopy of over 3,000 square feet; Grease trap on‑site
