Retail Storefront
For Sale
$958,000
2194 E FORT UNION BLVD, Cottonwood Heights, UT 84121
For-sale retail storefront opportunity in Salt Lake County, suited for small tenants looking for street-facing presence.
Property Size2,100 SF
Days on Market102
Property Features for 2194 E FORT UNION BLVD
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Retail
Building Details
Building Size
2,100 SF
Year Built
1955
Listing Agency:
Align Complete Real Estate Services LLC
(801) 214-8033
Listed By:
Jody Jones · License #UT 9333926-SA0
(801) 577-2175
Source:
Liftrealty
Added: Jun 15
Changed: Sep 23
Last Checked: Sep 22 at 4:15PM
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 Align Complete Real Estate Services LLC
Investment Insights
Based on property information with market context.
This for-sale retail storefront property is offered as a commercial real estate asset within Salt Lake County. As a storefront configuration, it is designed for retail use with a direct customer-facing concept that can support a range of neighborhood-serving services and retail businesses.
The property is located at 2194 E Fort Union Blvd in Cottonwood Heights, Utah. Being positioned on Fort Union Blvd provides frontage along a major roadway corridor, supporting visibility to passing traffic and convenient access for customers approaching by vehicle.
For buyers seeking a smaller-scale retail hold, this asset may fit businesses that want a straightforward storefront format rather than a multi-tenant office layout. Retail users and investors can also consider it as a candidate for tenant occupancy, with the property’s commercial retail positioning aligning with everyday retail demand patterns typical of boulevard storefronts. Additional details on unit configuration, condition, and any existing tenancy were not provided, so prospective parties should confirm those items during due diligence.
The property is located at 2194 E Fort Union Blvd in Cottonwood Heights, Utah. Being positioned on Fort Union Blvd provides frontage along a major roadway corridor, supporting visibility to passing traffic and convenient access for customers approaching by vehicle.
For buyers seeking a smaller-scale retail hold, this asset may fit businesses that want a straightforward storefront format rather than a multi-tenant office layout. Retail users and investors can also consider it as a candidate for tenant occupancy, with the property’s commercial retail positioning aligning with everyday retail demand patterns typical of boulevard storefronts. Additional details on unit configuration, condition, and any existing tenancy were not provided, so prospective parties should confirm those items during due diligence.
Key Highlights
- Retail storefront property in Salt Lake County (Salt Lake CountyOrParish: Salt Lake)
- Year built: 1955
- Paved parking
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
$31,452
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
3.28%
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%
$629,040
$629.0K
Cap Rate 7%
$449,314
$449.3K
Cap Rate 9%
$349,467
$349.5K
Market Conditions
NOI Build-Up for 2,100 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
$46.1K $21.96/SF
− Vacancy
−$1.2K −$0.56/SF
EGI
$44.9K $21.40/SF
− OpEx
−$13.5K −$6.42/SF
NOI
$31.5K $14.98/SF
Area
Salt Lake County, UT
Vacancy
2.57%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$629,040
Cap Rate 7%
$449,314
Cap Rate 9%
$349,467
Alternative Uses
Best Use
Retail
$449.3K
$393.2K – $524.2K
NOI $31,452 @ 7.0% cap · market cap 3.28%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$27.96M
$24.47M – $32.62M
NOI $1,957,359 @ 7.0% cap · market cap 204.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,000
Businesses Nearby
195k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 43%
Shops & Services 35%
Groceries 17%
Beauty & Spa 2%
Whole Foods Market
Groceries
32,435 visits/mo
0.4 miles
McDonald's
Dining
29,824 visits/mo
0.3 miles
Taco Bell
Dining
15,335 visits/mo
0.3 miles
Sinclair
Shops & Services
14,029 visits/mo
0.2 miles
Starbucks
Dining
12,009 visits/mo
0.2 miles
Demographics for 84121, UT
41,628
Population
16,669
Households
2.5
Avg Household Size
40
Median Age
52%
College-Educated
97%
High-School Grad
64.5 sq mi
ZIP Area
645
Density / Sq Mi
$114,912
Median Household Income
$56,990
Median Earnings
$1,732
Median Rent
$614,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Storefront property - For-sale retail storefront opportunity in Salt Lake County, suited for small tenants looking for street-facing presence.
Where is this storefront property located?
The property is located at 2194 E FORT UNION BLVD Cottonwood Heights, UT.
What is the asking price?
The asking price for this property is $958,000.
What are key features of this property?
This property features: Retail storefront property in Salt Lake County (Salt Lake CountyOrParish: Salt Lake); Year built: 1955; Paved parking
