West Valley Manufacturing Building For
For Sale
$2,900,000
3311 W PARKWAY BLVD, West Valley City, UT 84119
12,760 SF manufacturing building with office space and dock.
Property Size1,999 SF
Lot Size0.78 Acres
Price / SF$227.27
Days on Market96
Property Features for 3311 W PARKWAY BLVD
General Information
Standard status
Active
Size
1,999 SF
Lot size
0.78 Acres
Property subtype
Industrial
Building Details
Building Size
1,999 SF
Year Built
1999
Listing Agency:
Prime Real Estate Experts
(801) 879-4642
Listed By:
Craig Whiting · License #10579188-SA00
(801) 879-4642
Source:
Liftrealty
Added: May 20
Changed: Aug 23
Last Checked: Aug 22 at 1:44PM
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 Prime Real Estate Experts
Investment Insights
Based on property information with market context.
This 12,760 square foot building includes approximately 4,300 square feet of office space and is situated on a 0.78-acre lot. The property is zoned for manufacturing and features two ground-level doors and one exterior dock with a leveler. The building has a clear height of 17 feet 3 inches and is equipped with 200A, 3-phase power. It is located just 2 minutes from the Highway 201 entrance/exit. The property is suitable for manufacturing purposes. Partnership opportunities are being considered.
Key Highlights
- Excellent Location: Just 2 minutes from Highway 201 entrance/exit.
- Substantial Building Size: 12,760 SF total, including ~4,300 SF of office space.
- Functional Loading: Features one exterior dock with leveler and two ground‑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
$109,413
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
3.77%
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%
$2,188,260
$2.2M
Cap Rate 7%
$1,563,043
$1.6M
Cap Rate 9%
$1,215,700
$1.2M
Market Conditions
NOI Build-Up for 12,760 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
$168.4K $13.20/SF
− Vacancy
−$12.1K −$0.95/SF
EGI
$156.3K $12.25/SF
− OpEx
−$46.9K −$3.67/SF
NOI
$109.4K $8.57/SF
Area
West Valley City, UT
Vacancy
7.20%
Lease Rate
$13.20 /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%
$2,188,260
Cap Rate 7%
$1,563,043
Cap Rate 9%
$1,215,700
Alternative Uses
Best Use
Industrial
$1.56M
$1.37M – $1.82M
NOI $109,413 @ 7.0% cap · market cap 3.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.65M
$3.20M – $4.26M
NOI $255,710 @ 7.0% cap · market cap 8.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
615
Businesses Nearby
Explore this area
Business Placement
Demographics for 84119, UT
54,143
Population
16,811
Households
3.2
Avg Household Size
31
Median Age
16%
College-Educated
79%
High-School Grad
11.5 sq mi
ZIP Area
4,708
Density / Sq Mi
$66,616
Median Household Income
$35,676
Median Earnings
$1,418
Median Rent
$341,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - 12,760 SF manufacturing building with office space and dock.
Where is this manufacturing property located?
The property is located at 3311 W PARKWAY BLVD West Valley City, UT.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Excellent Location: Just 2 minutes from Highway 201 entrance/exit.; Substantial Building Size: 12,760 SF total, including ~4,300 SF of office space.; Functional Loading: Features one exterior dock with leveler and two ground‑level doors.
