Flex Warehouse with
For Sale
$863,750
262 S 671 W, Pleasant Grove, UT 84062
Functional flex/warehouse includes 229 clear height, a grade-level door, heated warehouse space, and second-floor office.
Property Size3,455 SF
Price / SF$250
Days on Market117
Property Features for 262 S 671 W
General Information
Standard status
Active
Size
3,455 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
22 ft
Drive-In Doors
1
Amenities
dedicated tool/storage room
mezzanine
internal restroom
heated warehouse
swamp-cooled office
Listing Agency:
Pleasant Grove
Listed By:
David Heninger
(801) 666-4260
Source:
Colliers
Added: May 14
Changed: Sep 5
Last Checked: Sep 7 at 4:30AM
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 Pleasant Grove
Investment Insights
Based on property information with market context.
This flex/warehouse opportunity offers a functional warehouse layout with 229 clear height, one 129 x 149 grade-level door, and a dedicated tool/storage room. The warehouse is heated, and there is second-floor office space with a mezzanine, along with an internal restroom.
The property is currently owner-occupied and leased through September 2026. The existing tenant has expressed interest in renewing.
With warehouse and office components on separate levels, the configuration supports combined storage and administrative space within a single facility.
The property is currently owner-occupied and leased through September 2026. The existing tenant has expressed interest in renewing.
With warehouse and office components on separate levels, the configuration supports combined storage and administrative space within a single facility.
Key Highlights
- 3,455 SF flex/warehouse with functional warehouse layout in Pleasant Grove
- Warehouse features 22' clear height plus one 12' x 14' grade‑level door
- Heated warehouse space and second‑floor office with mezzanine
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
$33,408
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
3.87%
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%
$668,160
$668.2K
Cap Rate 7%
$477,257
$477.3K
Cap Rate 9%
$371,200
$371.2K
Market Conditions
NOI Build-Up for 3,455 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
$41.5K $12.00/SF
− Vacancy
−$2.2K −$0.62/SF
EGI
$39.3K $11.38/SF
− OpEx
−$5.9K −$1.71/SF
NOI
$33.4K $9.67/SF
Area
Utah County, UT
Vacancy
5.20%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
15.00%
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%
$668,160
Cap Rate 7%
$477,257
Cap Rate 9%
$371,200
Alternative Uses
Best Use
Warehouse
$477.3K
$417.6K – $556.8K
NOI $33,408 @ 7.0% cap · market cap 3.87%
Second Best
Industrial
$393.0K
$343.9K – $458.6K
NOI $27,513 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$952.4K
$833.4K – $1.11M
NOI $66,668 @ 7.0% cap · market cap 7.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,252
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84062, UT
47,771
Population
14,649
Households
3.3
Avg Household Size
28
Median Age
43%
College-Educated
96%
High-School Grad
50.7 sq mi
ZIP Area
942
Density / Sq Mi
$101,584
Median Household Income
$41,079
Median Earnings
$1,617
Median Rent
$479,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Functional flex/warehouse includes 229 clear height, a grade-level door, heated warehouse space, and second-floor office.
Where is this flex space located?
The property is located at 262 S 671 W Pleasant Grove, UT.
What is the asking price?
The asking price for this property is $863,750.
What are key features of this property?
This property features: 3,455 SF flex/warehouse with functional warehouse layout in Pleasant Grove; Warehouse features 22' clear height plus one 12' x 14' grade‑level door; Heated warehouse space and second‑floor office with mezzanine
