Flex Suite with Two-Story
New
For Sale
Contact for pricing
1548 West American Way, Payson, UT 84651
Industrial/flex space pairs finished offices with a warehouse area, loading access, and three-phase electrical service.
Property Size6,240 SF
Price / SF$224.20
Days on Market6
Property Features for 1548 West American Way
General Information
Standard status
Active
Size
6,240 SF
Property subtype
Industrial
Lease Type
NNN
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Asking Price
$1,399,000
Amenities
shared truck-high loading dock
Building Details
Buildings
1
Tenancy
Single
Abandoned
No
Listing Agency:
Colliers - Pleasant Grove - Utah County, Utah
(801) 666-5776
Listed By:
JD Brisk · License #10407559-SA00
Source:
Crexi
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 8:49AM
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 Colliers - Pleasant Grove - Utah County, Utah
Investment Insights
Based on property information with market context.
Suite D is a 6,240-square-foot flex property combining warehouse and office functions within one commercial unit. The 4,564-square-foot warehouse includes modern finishes, 400-amp three-phase power, a 16' x 14' overhead door, an adjacent man door, and access to a shared truck-high loading dock.
The two-story office component measures 1,576 square feet and includes a reception lobby, showroom or office area, four private offices, a breakroom, and three restrooms. Ample parking and access to I-15 support day-to-day operations. The property is located at 1548 West American Way in Payson, Utah.
The two-story office component measures 1,576 square feet and includes a reception lobby, showroom or office area, four private offices, a breakroom, and three restrooms. Ample parking and access to I-15 support day-to-day operations. The property is located at 1548 West American Way in Payson, Utah.
Key Highlights
- 6,240‑square‑foot flex suite with 4,564 square feet of warehouse space
- 1,576 square feet of two‑story office space with four private offices
- 400‑amp three‑phase power serving the warehouse
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
$87,610
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
6.26%
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%
$1,752,200
$1.8M
Cap Rate 7%
$1,251,571
$1.3M
Cap Rate 9%
$973,444
$973.4K
Market Conditions
NOI Build-Up for 6,240 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
$149.8K $24.00/SF
− Vacancy
−$32.9K −$5.28/SF
EGI
$116.8K $18.72/SF
− OpEx
−$29.2K −$4.68/SF
NOI
$87.6K $14.04/SF
Area
Utah County, UT
Vacancy
22.00%
Lease Rate
$24.00 /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%
$1,752,200
Cap Rate 7%
$1,251,571
Cap Rate 9%
$973,444
Alternative Uses
Best Use
Office B
$1.25M
$1.10M – $1.46M
NOI $87,610 @ 7.0% cap · market cap 6.26%
Second Best
Warehouse
$862.0K
$754.2K – $1.01M
NOI $60,338 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$1.72M
$1.51M – $2.01M
NOI $120,407 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
250
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84651, UT
28,416
Population
8,956
Households
3.2
Avg Household Size
29
Median Age
29%
College-Educated
94%
High-School Grad
126.7 sq mi
ZIP Area
224
Density / Sq Mi
$94,152
Median Household Income
$37,170
Median Earnings
$1,398
Median Rent
$423,200
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?
Flex space - Industrial/flex space pairs finished offices with a warehouse area, loading access, and three-phase electrical service.
Where is this flex space located?
The property is located at 1548 West American Way Payson, UT.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 6,240‑square‑foot flex suite with 4,564 square feet of warehouse space; 1,576 square feet of two‑story office space with four private offices; 400‑amp three‑phase power serving the warehouse
