Flex Building with Overhead
New
For Sale
$1,150,000
3520 N 420 E, Enoch, UT 84721
COMMERCIAL - Enoch, UT
Property Size6,000 SF
Lot Size1.19 Acres
Price / SF$191.67
Days on Market4
Property Features for 3520 N 420 E
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Directions
I15 to North Cedar City Exit 62. Head North on Minersville Hwy 130 1.2 miles to 3600 N; East 372 ft to Main Road through Subdivision. Parcel 4 and building will be the 4th lot along the east side of the road at end of cul-de-sac
Subdivision
Outside Area
Standard status
Active
APN
A-0901-0102-0000
Size
6,000 SF
Lot size
1.19 Acres
Taxes and HOA fees
Tax Annual Amount
643
Building Details
Year built
2026
Floors in Building
2
Listing Agency:
CENTURY 21 EVEREST IRON
(435) 673-9266
Listed By:
Dan Brummer
(435) 590-7114
Added: Aug 5
Changed: Aug 7
Last Checked: Aug 8 at 4:06PM
MLS# 26-274830
Copyright © 2026 Washington County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 6,000-square-foot flex building is a steel-shell structure on a 6-inch reinforced concrete slab, with R36 ceiling insulation and R25 wall insulation. The planned layout includes three bays—two measuring 25' x 60' and one measuring 50' x 60'—along with 1,000 square feet intended for office or residential space. Four 12' x 14' overhead doors have electric openers. Underground plumbing is in place for three full bathrooms and two half baths, while electrical conduit is provided for four panels and portions of the lighting and exterior receptacle systems are installed.
The property is adjacent to SR 130-Minersville Hwy at 3520 N 420 E in Enoch, Utah. Water service reaches the building, and the site includes three exterior yard hydrants and a 1,500-gallon septic system. Enoch Community Commercial zoning is stated to allow most commercial businesses or activities. Parking, walks, gutters, asphalt, gas lines, HVAC, bathrooms, and interior framing and finishes remain for completion to the buyer’s requirements.
The property is adjacent to SR 130-Minersville Hwy at 3520 N 420 E in Enoch, Utah. Water service reaches the building, and the site includes three exterior yard hydrants and a 1,500-gallon septic system. Enoch Community Commercial zoning is stated to allow most commercial businesses or activities. Parking, walks, gutters, asphalt, gas lines, HVAC, bathrooms, and interior framing and finishes remain for completion to the buyer’s requirements.
Key Highlights
- 6,000‑square‑foot steel‑shell building on a 6‑inch reinforced concrete slab
- Three‑bay design: two 25' x 60' bays and one 50' x 60' bay
- Four 12' x 14' overhead doors with electric openers
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
$61,236
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
5.32%
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%
$1,224,720
$1.2M
Cap Rate 7%
$874,800
$874.8K
Cap Rate 9%
$680,400
$680.4K
Market Conditions
NOI Build-Up for 6,000 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
$86.4K $14.40/SF
− Vacancy
−$4.8K −$0.79/SF
EGI
$81.6K $13.61/SF
− OpEx
−$20.4K −$3.40/SF
NOI
$61.2K $10.21/SF
Area
Iron County, UT
Vacancy
5.50%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,224,720
Cap Rate 7%
$874,800
Cap Rate 9%
$680,400
Alternative Uses
Best Use
Office B
$874.8K
$765.5K – $1.02M
NOI $61,236 @ 7.0% cap · market cap 5.32%
Second Best
Warehouse
$801.7K
$701.5K – $935.3K
NOI $56,119 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$1.23M
$1.07M – $1.43M
NOI $85,777 @ 7.0% cap · market cap 7.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,278
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84721, UT
27,329
Population
9,638
Households
2.8
Avg Household Size
29
Median Age
29%
College-Educated
92%
High-School Grad
186.9 sq mi
ZIP Area
146
Density / Sq Mi
$73,342
Median Household Income
$30,662
Median Earnings
$1,076
Median Rent
$345,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Flex space - Steel-shell commercial property offers a configurable layout for business or office use within Enoch Community Commercial zoning.
Where is this flex space located?
The property is located at 3520 N 420 E Enoch, UT.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 6,000‑square‑foot steel‑shell building on a 6‑inch reinforced concrete slab; Three‑bay design: two 25' x 60' bays and one 50' x 60' bay; Four 12' x 14' overhead doors with electric openers
