Climate-Controlled Industrial Flex
For Sale
$1,100,000
3-780 N Old Highway 91, Hurricane, UT 84737
Brand-new industrial units with climate control and mezzanines, positioned for logistics and distribution users in Southern Utah.
Property Size10,000 SF
Lot Size0.62 Acres
Price / SF$110
Days on Market135
Property Features for 3-780 N Old Highway 91
General Information
Standard status
Active
Size
10,000 SF
Lot size
0.62 Acres
Zoning
M-1
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Building Details
Year Built
2026
Listing Agency:
KW Ascend Keller Williams Realty
(435) 767-9888
Listed By:
Lindsay Talbert · License #13948484
(435) 900-2469
Source:
Exprealty
Added: Apr 26
Changed: Aug 25
Last Checked: Sep 6 at 12:25PM
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 KW Ascend Keller Williams Realty
Investment Insights
Based on property information with market context.
Building 3 is now available (to be built) within Silverwood Industrial Park, offering brand-new industrial units for lease or sale. The park includes 20 units with space configurations available in 5,000 SF and 10,000 SF options on lots ranging from 0.37 to 0.62+ acres. Units are fully climate-controlled throughout and include a mezzanine level that can support additional storage or be converted into a second office or conference space. Each unit also features two bathrooms, a 24' x 12' private office, insulated overhead doors, and a fully landscaped, fenced yard. Buyers have the option to add a loading dock at an additional cost. Power is available in 1-3 phase. Units are built in 2026, and the park offers M-1 zoning to suit a wide range of industrial users, with no CAM fees.
Selected units include prime I-15 frontage, providing added visibility for businesses operating along the Leeds/Hurricane industrial corridor in Southern Utah. The development is located along Old Highway 91 with immediate access to I-15 and SR-9. Neighboring tenants include Walmart Distribution, FedEx Ground, and Orgill.
These units are well suited for operators who need insulated overhead doors, flexible mezzanine space, and dedicated office accommodations on a fenced yard for daily operations. With immediate highway access and an M-1 industrial zoning profile, Building 3 provides a straightforward option for distribution, logistics, and other industrial uses in an active corridor.
Selected units include prime I-15 frontage, providing added visibility for businesses operating along the Leeds/Hurricane industrial corridor in Southern Utah. The development is located along Old Highway 91 with immediate access to I-15 and SR-9. Neighboring tenants include Walmart Distribution, FedEx Ground, and Orgill.
These units are well suited for operators who need insulated overhead doors, flexible mezzanine space, and dedicated office accommodations on a fenced yard for daily operations. With immediate highway access and an M-1 industrial zoning profile, Building 3 provides a straightforward option for distribution, logistics, and other industrial uses in an active corridor.
Key Highlights
- Building 3 now available (to be built) in Silverwood Industrial Park with 20 brand‑new industrial units for lease or sale
- Units offered in 5,000 SF and 10,000 SF configurations on lots from 0.37 to 0.62+ acres, with M‑1 zoning
- Fully climate‑controlled units with mezzanine level for added storage or potential second office/conference space
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
$84,640
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
7.69%
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%
$1,692,800
$1.7M
Cap Rate 7%
$1,209,143
$1.2M
Cap Rate 9%
$940,444
$940.4K
Market Conditions
NOI Build-Up for 10,000 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
$108.0K $10.80/SF
− Vacancy
−$8.4K −$0.84/SF
EGI
$99.6K $9.96/SF
− OpEx
−$14.9K −$1.49/SF
NOI
$84.6K $8.46/SF
Area
Washington County, UT
Vacancy
7.80%
Lease Rate
$10.80 /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%
$1,692,800
Cap Rate 7%
$1,209,143
Cap Rate 9%
$940,444
Alternative Uses
Best Use
Warehouse
$1.21M
$1.06M – $1.41M
NOI $84,640 @ 7.0% cap · market cap 7.69%
Second Best
Flex RnD
$1.02M
$894.1K – $1.19M
NOI $71,524 @ 7.0% cap · market cap 6.50%
Theoretical Best
Specialty Retail
$2.75M
$2.41M – $3.21M
NOI $192,761 @ 7.0% cap · market cap 17.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
123
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84737, UT
21,212
Population
9,320
Households
2.3
Avg Household Size
39
Median Age
26%
College-Educated
95%
High-School Grad
250.1 sq mi
ZIP Area
85
Density / Sq Mi
$70,417
Median Household Income
$31,315
Median Earnings
$1,239
Median Rent
$420,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Brand-new industrial units with climate control and mezzanines, positioned for logistics and distribution users in Southern Utah.
Where is this flex space located?
The property is located at 3-780 N Old Highway 91 Hurricane, UT.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Building 3 now available (to be built) in Silverwood Industrial Park with 20 brand‑new industrial units for lease or sale; Units offered in 5,000 SF and 10,000 SF configurations on lots from 0.37 to 0.62+ acres, with M‑1 zoning; Fully climate‑controlled units with mezzanine level for added storage or potential second office/conference space
