Multi-Building Self-Storage
For Sale
$1,250,000
3272 Stephens Avenue, Ogden, UT 84401
Self-storage investment with 86 units across four buildings on 0.68 acres in Ogden.
Property Size13,525 SF
Lot Size0.68 Acres
Price / SF$92.42
Days on Market104
Property Features for 3272 Stephens Avenue
General Information
Standard status
Active
Size
13,525 SF
Lot size
0.68 Acres
Property subtype
IND, IND-STOR
Building Details
Year Built
1992
Listing Agency:
KW Utah Realtors Keller Williams (Brickyard)
Listed By:
Shad Selmos · License #9241614SA00
(385) 247-9382
Source:
Realnex
Added: May 26
Changed: Jul 22
Last Checked: Jul 27 at 2:19AM
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 Utah Realtors Keller Williams (Brickyard)
Investment Insights
Based on property information with market context.
This multi-building self-storage facility totals approximately 13,525 square feet and includes 86 storage units across four separate buildings. The unit mix includes 10 units measuring 5' x 10' x 8', 10 units measuring 12' x 35' x 12', and 66 units measuring 9' x 15' x 9'. The property is being offered as a self-storage investment with in-place income.
Located on Stephens Avenue in Ogden within an established commercial corridor, the facility is positioned to serve local demand for affordable storage in Northern Utah.
From an operational standpoint, the configuration of three distinct unit sizes provides a range of storage options while maintaining a straightforward, multi-building layout.
Located on Stephens Avenue in Ogden within an established commercial corridor, the facility is positioned to serve local demand for affordable storage in Northern Utah.
From an operational standpoint, the configuration of three distinct unit sizes provides a range of storage options while maintaining a straightforward, multi-building layout.
Key Highlights
- Approximately 13,525 SF self‑storage investment property on 0.68 acres in Ogden
- 86 total storage units across four buildings
- Unit mix: 10 units (5' x 10' x 8')
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
$105,657
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
8.45%
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%
$2,113,140
$2.1M
Cap Rate 7%
$1,509,386
$1.5M
Cap Rate 9%
$1,173,967
$1.2M
Market Conditions
NOI Build-Up for 13,525 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
$162.3K $12.00/SF
− Vacancy
−$11.4K −$0.84/SF
EGI
$150.9K $11.16/SF
− OpEx
−$45.3K −$3.35/SF
NOI
$105.7K $7.81/SF
Area
Weber County, UT
Vacancy
7.00%
Lease Rate
$12.00 /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%
$2,113,140
Cap Rate 7%
$1,509,386
Cap Rate 9%
$1,173,967
Alternative Uses
Best Use
Self Storage
$1.51M
$1.32M – $1.76M
NOI $105,657 @ 7.0% cap · market cap 8.45%
Second Best
Warehouse
$1.44M
$1.26M – $1.68M
NOI $100,983 @ 7.0% cap · market cap 8.08%
Theoretical Best
Office A
$3.12M
$2.73M – $3.64M
NOI $218,361 @ 7.0% cap · market cap 17.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
870
Businesses Nearby
Explore this area
Business Placement
Demographics for 84401, UT
42,968
Population
18,615
Households
2.3
Avg Household Size
32
Median Age
26%
College-Educated
90%
High-School Grad
30.7 sq mi
ZIP Area
1,400
Density / Sq Mi
$77,333
Median Household Income
$41,295
Median Earnings
$1,179
Median Rent
$410,700
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?
Self storage facility - Self-storage investment with 86 units across four buildings on 0.68 acres in Ogden.
Where is this self storage facility located?
The property is located at 3272 Stephens Avenue Ogden, UT.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Approximately 13,525 SF self‑storage investment property on 0.68 acres in Ogden; 86 total storage units across four buildings; Unit mix: 10 units (5' x 10' x 8')
