Salt Lake City Warehouse/Office
For Sale
$2,800,000
1785 S 4490 W, Salt Lake City, UT 84104
15,216 SF building with office and temperature-controlled warehouse space.
Property Size15,216 SF
Price / SF$184.02
Days on Market267
Property Features for 1785 S 4490 W
General Information
Standard status
Active
Size
15,216 SF
Property subtype
Industrial
Building Details
Building Size
15,216 SF
Year Built
1998
Listing Agency:
InterNet Properties
(801) 879-7870
Listed By:
Chris Metos · License #8228033-SA00
(801) 879-7870
Source:
Iproperties
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:54AM
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 15,216 square foot building, constructed in 1998, features a versatile layout including approximately 6,000 square feet of office space distributed over two levels, and a 9,216 square foot temperature-controlled warehouse. The property is situated on a 0.89-acre lot and includes four 12' x 12' grade-level doors and 400 Amp power. Constructed with concrete tilt, the property is zoned M-1 and suitable for a wide range of industrial uses. The temperature-controlled warehouse is equipped with evaporative cooling and radiant heaters. The property is centrally located within Salt Lake County and offers excellent freeway access. The surrounding area features a vibrant business community and is strategically positioned for efficient logistics and operations. A variety of dining options, retail establishments, and essential services are located nearby.
Key Highlights
- Prime location centrally located within Salt Lake County with excellent freeway access.
- Temperature‑controlled 9,216 SF warehouse space.
- Versatile layout with approximately 6,000 SF of office space on 2 levels.
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
$220,617
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
7.88%
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%
$4,412,340
$4.4M
Cap Rate 7%
$3,151,671
$3.2M
Cap Rate 9%
$2,451,300
$2.5M
Market Conditions
NOI Build-Up for 15,216 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
$326.8K $21.48/SF
− Vacancy
−$32.7K −$2.15/SF
EGI
$294.2K $19.33/SF
− OpEx
−$73.5K −$4.83/SF
NOI
$220.6K $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%
$4,412,340
Cap Rate 7%
$3,151,671
Cap Rate 9%
$2,451,300
Alternative Uses
Best Use
Office B
$3.15M
$2.76M – $3.68M
NOI $220,617 @ 7.0% cap · market cap 7.88%
Second Best
Flex RnD
$2.39M
$2.09M – $2.79M
NOI $167,346 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$4.10M
$3.59M – $4.78M
NOI $286,959 @ 7.0% cap · market cap 10.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
484
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84104, UT
23,487
Population
8,452
Households
2.8
Avg Household Size
31
Median Age
22%
College-Educated
78%
High-School Grad
21.6 sq mi
ZIP Area
1,087
Density / Sq Mi
$61,326
Median Household Income
$35,013
Median Earnings
$1,235
Median Rent
$318,100
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.
Similar Off Market Nearby
- Americold Logistics Salt Lake City — 1646 S 4490 W, Salt Lake City, UT 84104
- Keyword Trucking 3PL — 1598 S Distribution Dr Suite 100, Salt Lake City, UT 84104
- Xtra — Salt Lake City, UT 84104
- Vital Records Control — 1994 S 3850 W, Salt Lake City, UT 84104
- MyWay Mobile Storage of Salt Lake City — 1860 S 4370 W, Salt Lake City, UT 84104
Frequently Asked Questions
What type of property is this?
Warehouse - 15,216 SF building with office and temperature-controlled warehouse space.
Where is this warehouse located?
The property is located at 1785 S 4490 W Salt Lake City, UT.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Prime location centrally located within Salt Lake County with excellent freeway access.; Temperature‑controlled 9,216 SF warehouse space.; Versatile layout with approximately 6,000 SF of office space on 2 levels.
