MU-5 Commercial
For Sale
$2,700,000
1380 S MAIN ST W, Salt Lake City, UT 84115
Main Street land offering MU-5 zoning near the Ballpark NEXT redevelopment area.
Property Size14,614 SF
Days on Market333
Property Features for 1380 S MAIN ST W
General Information
Standard status
Active
Size
14,614 SF
Property subtype
Office
Building Details
Building Size
14,614 SF
Year Built
1988
Listing Agency:
KW WESTFIELD
(801) 850-5600
Listed By:
Suzanne Love
(801) 651-5713
Source:
Liftrealty
Added: Oct 6, 2025
Changed: Sep 3
Last Checked: Sep 3 at 2:32AM
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 WESTFIELD
Investment Insights
Based on property information with market context.
This commercial land parcel is located at 1380 S Main St W in Salt Lake City and carries MU-5 zoning. The property is positioned near the Ballpark NEXT redevelopment in the Ballpark District, where planned elements include housing, retail, green space, and community amenities.
The zoning and surrounding redevelopment context create a documented basis for evaluating future development concepts, including mixed-use, multifamily, or affordable housing uses. Buyers should independently confirm zoning, density, permitted uses, development potential, and any future Opportunity Zone eligibility.
The zoning and surrounding redevelopment context create a documented basis for evaluating future development concepts, including mixed-use, multifamily, or affordable housing uses. Buyers should independently confirm zoning, density, permitted uses, development potential, and any future Opportunity Zone eligibility.
Key Highlights
- MU‑5 zoning
- Located at 1380 S Main St W, Salt Lake City, UT 84115
- Near the Ballpark NEXT redevelopment
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
$211,888
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
7.85%
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%
$4,237,760
$4.2M
Cap Rate 7%
$3,026,971
$3.0M
Cap Rate 9%
$2,354,311
$2.4M
Market Conditions
NOI Build-Up for 14,614 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
$313.9K $21.48/SF
− Vacancy
−$31.4K −$2.15/SF
EGI
$282.5K $19.33/SF
− OpEx
−$70.6K −$4.83/SF
NOI
$211.9K $14.50/SF
Area
Salt Lake City, 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%
$4,237,760
Cap Rate 7%
$3,026,971
Cap Rate 9%
$2,354,311
Alternative Uses
Best Use
Office B
$3.03M
$2.65M – $3.53M
NOI $211,888 @ 7.0% cap · market cap 7.85%
Second Best
Mixed Use
$2.88M
$2.52M – $3.36M
NOI $201,673 @ 7.0% cap · market cap 7.47%
Theoretical Best
Office A
$3.94M
$3.45M – $4.59M
NOI $275,606 @ 7.0% cap · market cap 10.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,558
Businesses Nearby
Explore this area
Business Placement
Demographics for 84115, UT
27,588
Population
13,899
Households
2
Avg Household Size
33
Median Age
33%
College-Educated
85%
High-School Grad
6.1 sq mi
ZIP Area
4,523
Density / Sq Mi
$61,505
Median Household Income
$43,785
Median Earnings
$1,263
Median Rent
$396,200
Median Home Value
Market
Vacancy Rate% for Office in Salt Lake City, UT
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Main Street land offering MU-5 zoning near the Ballpark NEXT redevelopment area.
Where is this commercial land located?
The property is located at 1380 S MAIN ST W Salt Lake City, UT.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: MU‑5 zoning; Located at 1380 S Main St W, Salt Lake City, UT 84115; Near the Ballpark NEXT redevelopment
