Flex Space with
For Sale
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1890 W 4000 S, Roy, UT 84067
Office-oriented flex property with grade-level doors, substantial parking, and the ability to transition toward warehouse use.
Property Size15,218 SF
Lot Size1.28 Acres
Price / SF$164.28
Days on Market244
Property Features for 1890 W 4000 S
General Information
Standard status
Active
Size
15,218 SF
Lot size
1.28 Acres
Property subtype
OFFICE
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
2
Additional Details
Asking Price
$2,500,000
Utilities to Site
Yes
Building Details
Buildings
1
Building Size
15,218 SF
Construction
Precast Panel
Properties For Sale
at 1890 W 4000 S Contact us- Size
- 15,218 SF
- Type
- OFFICE
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
Roy Office Warehouse
1890 West 4000 South, Roy, Utah 84067
- 15,218 SF Functional Office/Warehouse
-...
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Listing Agency:
cRc Nationwide
(801) 617-1700
Listed By:
James Merrill · License #5485499-SA00
Source:
Moodyscre
Added: Dec 29, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:19PM
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 cRc Nationwide
Investment Insights
Based on property information with market context.
Located at 1890 W 4000 S in Roy, Utah, this 15,218-square-foot flex property occupies 1.28 acres. The building is currently configured with approximately 90% office space and uses precast panel construction. Its layout can be adapted for greater warehouse functionality, providing flexibility for an owner-user or operating business.
The property includes two grade-level overhead doors, with the option to add more, and offers a 16' clear height. Abundant power is supported by a backup generator for redundant service. On-site parking accommodates office operations, while the site provides access to both office and warehouse-oriented configurations.
The property includes two grade-level overhead doors, with the option to add more, and offers a 16' clear height. Abundant power is supported by a backup generator for redundant service. On-site parking accommodates office operations, while the site provides access to both office and warehouse-oriented configurations.
Key Highlights
- 15,218 SF flex building on a 1.28‑acre site
- Current configuration is approximately 90% office space
- Two grade‑level overhead doors; additional doors can be added
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
$183,767
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
7.35%
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%
$3,675,340
$3.7M
Cap Rate 7%
$2,625,243
$2.6M
Cap Rate 9%
$2,041,856
$2.0M
Market Conditions
NOI Build-Up for 15,218 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
$266.6K $17.52/SF
− Vacancy
−$21.6K −$1.42/SF
EGI
$245.0K $16.10/SF
− OpEx
−$61.3K −$4.03/SF
NOI
$183.8K $12.08/SF
Area
Weber County, UT
Vacancy
8.10%
Lease Rate
$17.52 /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%
$3,675,340
Cap Rate 7%
$2,625,243
Cap Rate 9%
$2,041,856
Alternative Uses
Best Use
Office B
$2.63M
$2.30M – $3.06M
NOI $183,767 @ 7.0% cap · market cap 7.35%
Second Best
Warehouse
$1.62M
$1.42M – $1.89M
NOI $113,624 @ 7.0% cap · market cap 4.54%
Theoretical Best
Office A
$3.51M
$3.07M – $4.09M
NOI $245,694 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
179
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84067, UT
39,194
Population
13,425
Households
2.9
Avg Household Size
32
Median Age
23%
College-Educated
93%
High-School Grad
8.2 sq mi
ZIP Area
4,780
Density / Sq Mi
$90,918
Median Household Income
$42,987
Median Earnings
$1,557
Median Rent
$350,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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- Culinary Concepts Catering — 4282 S 1650 W, Ogden, UT 84405
Frequently Asked Questions
What type of property is this?
Flex space - Office-oriented flex property with grade-level doors, substantial parking, and the ability to transition toward warehouse use.
Where is this flex space located?
The property is located at 1890 W 4000 S Roy, UT.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 15,218 SF flex building on a 1.28‑acre site; Current configuration is approximately 90% office space; Two grade‑level overhead doors; additional doors can be added
