Retail Showroom with Warehouse
For Sale
Contact for pricing
2827 S 2300 E, Salt Lake City, UT 84109
Freestanding retail showroom with warehouse, ample parking, and freeway access.
Property Size11,000 SF
Price / SF$217.73
Days on Market810
Property Features for 2827 S 2300 E
General Information
Standard status
Active
Size
11,000 SF
Class
B
Property subtype
Retail, Industrial, Mixed Use
Zoning
C-1
Building Details
Year Built
1949
Listing Agency:
Align Real Estate
(801) 580-4945
Listed By:
Jonah Hornsby · License #UT 6409658SA00
Source:
Crexi
Added: May 23, 2024
Changed: Aug 8
Last Checked: Aug 8 at 11:29AM
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 Real Estate
Investment Insights
Based on property information with market context.
This east side freestanding building features a retail showroom with an integrated warehouse component. The property includes ample parking and two grade-level doors. Inside, there is a lobby, two private offices, and two restrooms. The current use of the property is a dog daycare. The building is located close to freeway access, shopping, and restaurants. The property has a size of 11000 square feet.
Key Highlights
- Freestanding retail showroom building with warehouse component.
- Ample parking.
- Two grade‑level doors.
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
$164,357
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
6.86%
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%
$3,287,140
$3.3M
Cap Rate 7%
$2,347,957
$2.3M
Cap Rate 9%
$1,826,189
$1.8M
Market Conditions
NOI Build-Up for 11,000 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
$241.6K $21.96/SF
− Vacancy
−$6.8K −$0.61/SF
EGI
$234.8K $21.35/SF
− OpEx
−$70.4K −$6.40/SF
NOI
$164.4K $14.94/SF
Area
Salt Lake City, UT
Vacancy
2.80%
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%
$3,287,140
Cap Rate 7%
$2,347,957
Cap Rate 9%
$1,826,189
Alternative Uses
Best Use
Retail
$2.35M
$2.05M – $2.74M
NOI $164,357 @ 7.0% cap · market cap 6.86%
Second Best
Warehouse
$1.30M
$1.13M – $1.51M
NOI $90,798 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$2.96M
$2.59M – $3.46M
NOI $207,449 @ 7.0% cap · market cap 8.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
186
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84109, UT
24,768
Population
9,829
Households
2.5
Avg Household Size
37
Median Age
69%
College-Educated
99%
High-School Grad
57.0 sq mi
ZIP Area
435
Density / Sq Mi
$136,823
Median Household Income
$63,758
Median Earnings
$1,584
Median Rent
$679,000
Median Home Value
Market
Vacancy Rate% for Industrial in Salt Lake City, UT
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Showroom - Freestanding retail showroom with warehouse, ample parking, and freeway access.
Where is this showroom located?
The property is located at 2827 S 2300 E Salt Lake City, UT.
What is the asking price?
The asking price for this property is $2,395,000.
What are key features of this property?
This property features: Freestanding retail showroom building with warehouse component.; Ample parking.; Two grade‑level doors.
