Remodeled Flex Industrial
For Sale
$725,000
2485 N 7600 W, Corinne, UT 84307
Industrial property with dedicated office, shop-warehouse space, upgraded power, and an expansive road base yard.
Property Size1,978 SF
Lot Size9.48 Acres
Price / SF$81.52
Days on Market59
Property Features for 2485 N 7600 W
General Information
Standard status
Active
Size
1,978 SF
Lot size
9.48 Acres
Property subtype
Industrial
Zoning
M-G General Industrial
Net Operating Income
$62,251
Financials
Asking Price
$725,000
Cap Rate
8.6%
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
13 ft
Warehouse Space
5,893 SF
Office Build-Out
3,000 SF
Drive-In Doors
3
Power
400 amps
Voltage
480 V
Three-Phase Power
Yes
Building Details
Building Size
1,978 SF
Year Built
1978
Year Renovated
2020
Buildings
1
Listing Agency:
Town & Country Apollo Properties, LLC
(801) 372-1658
Listed By:
Lynn C Fillmore · License #5478881-PB00
(801) 224-1559
Source:
Liftrealty
Added: Jul 28
Changed: Sep 23
Last Checked: Sep 22 at 4:06PM
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 Town & Country Apollo Properties, LLC
Investment Insights
Based on property information with market context.
This 8,893-square-foot flex industrial building includes 3,000 square feet of office space and 5,893 square feet of shop-warehouse space. The building was remodeled in 2020 and features three grade-level overhead doors, including one 20-foot-wide door and two 12-foot-wide doors, along with 13-foot clear height and LED high-bay lighting. Power was upgraded in 2025 to 480V/400A 3-phase service.
The 9.48-acre property includes a road base yard with excess developable ground. Culinary water, septic, and propane shop heaters serve the site. Zoned M-G General Industrial, the property is located 8 miles from I-15 Exit 365 and is designated FEMA Zone A. The building was originally constructed in 1978.
The 9.48-acre property includes a road base yard with excess developable ground. Culinary water, septic, and propane shop heaters serve the site. Zoned M-G General Industrial, the property is located 8 miles from I-15 Exit 365 and is designated FEMA Zone A. The building was originally constructed in 1978.
Key Highlights
- 8,893 SF building with 3,000 SF office and 5,893 SF shop‑warehouse space
- 9.48‑acre site with road base yard and excess developable ground
- 480V/400A 3‑phase power upgraded in 2025
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
$60,179
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
8.30%
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%
$1,203,580
$1.2M
Cap Rate 7%
$859,700
$859.7K
Cap Rate 9%
$668,656
$668.7K
Market Conditions
NOI Build-Up for 8,893 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
$98.2K $11.04/SF
− Vacancy
−$5.6K −$0.63/SF
EGI
$92.6K $10.41/SF
− OpEx
−$32.4K −$3.64/SF
NOI
$60.2K $6.77/SF
Area
Box Elder County, UT
Vacancy
5.70%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
35.00%
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%
$1,203,580
Cap Rate 7%
$859,700
Cap Rate 9%
$668,656
Alternative Uses
Best Use
Office B
$1.65M
$1.45M – $1.93M
NOI $115,830 @ 7.0% cap · market cap 15.98%
Second Best
Warehouse
$1.16M
$1.02M – $1.36M
NOI $81,449 @ 7.0% cap · market cap 11.23%
Theoretical Best
Office A
$2.31M
$2.02M – $2.69M
NOI $161,659 @ 7.0% cap · market cap 22.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
13 ft
Clear height
3
Drive-in doors
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84307, UT
1,592
Population
452
Households
3.5
Avg Household Size
35
Median Age
21%
College-Educated
96%
High-School Grad
601.7 sq mi
ZIP Area
3
Density / Sq Mi
$69,766
Median Household Income
$30,966
Median Earnings
$949
Median Rent
$365,500
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 Office in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial property with dedicated office, shop-warehouse space, upgraded power, and an expansive road base yard.
Where is this flex space located?
The property is located at 2485 N 7600 W Corinne, UT.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 8,893 SF building with 3,000 SF office and 5,893 SF shop‑warehouse space; 9.48‑acre site with road base yard and excess developable ground; 480V/400A 3‑phase power upgraded in 2025
