Industrial Warehouse with
For Sale
$350,000
Pending
357 S 640 W, Pleasant Grove, UT 84062
Industrial warehouse offers about 25-foot clear ceilings, plus a private office and restroom within a large open work area.
Property Size1,811 SF
Days on Market55
Property Features for 357 S 640 W
General Information
Standard status
Pending
Size
1,811 SF
Property subtype
Industrial
Additional Details
Highway Access
Yes
Clear Height
25 ft
Building Details
Building Size
1,811 SF
Year Built
1995
Listing Agency:
Brand Real Estate and Investment Group
Listed By:
Rebecca Brand
(801) 830-8513
Source:
Liftrealty
Added: Jul 21
Changed: Sep 12
Last Checked: Sep 12 at 5:52AM
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 Brand Real Estate and Investment Group
Investment Insights
Based on property information with market context.
This industrial warehouse is configured with a large open warehouse/work area suitable for a range of industrial activities, along with a private office and restroom. The space features approximately 25-foot clear ceilings, providing height for storage and light manufacturing or distribution-oriented operations (buyer to verify permitted uses). The seller also indicates interest in a sale-leaseback, with lease terms including rent and duration negotiable, and the seller would like to remain as a tenant after closing.
The property is located in the Pleasant Grove Business Park and provides convenient access to I-15 and surrounding business corridors. Address is listed as 357 S 640 W, Pleasant Grove, UT 84062. Square footage figures are provided as a courtesy estimate only, and buyers should obtain an independent measurement.
Overall, the layout is well-suited to tenants looking for a combination of open warehouse space and on-site office support, with ceiling height that can accommodate a variety of industrial uses.
The property is located in the Pleasant Grove Business Park and provides convenient access to I-15 and surrounding business corridors. Address is listed as 357 S 640 W, Pleasant Grove, UT 84062. Square footage figures are provided as a courtesy estimate only, and buyers should obtain an independent measurement.
Overall, the layout is well-suited to tenants looking for a combination of open warehouse space and on-site office support, with ceiling height that can accommodate a variety of industrial uses.
Key Highlights
- Industrial warehouse built in 1995 with approximately 25‑foot clear ceilings
- Includes a private office and restroom, plus a large open warehouse/work area
- Open area suited for manufacturing, storage, or distribution (buyer to verify permitted uses)
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
$17,512
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
5.00%
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%
$350,240
$350.2K
Cap Rate 7%
$250,171
$250.2K
Cap Rate 9%
$194,578
$194.6K
Market Conditions
NOI Build-Up for 1,811 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
$21.7K $12.00/SF
− Vacancy
−$1.1K −$0.62/SF
EGI
$20.6K $11.38/SF
− OpEx
−$3.1K −$1.71/SF
NOI
$17.5K $9.67/SF
Area
Utah County, UT
Vacancy
5.20%
Lease Rate
$12.00 /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%
$350,240
Cap Rate 7%
$250,171
Cap Rate 9%
$194,578
Alternative Uses
Best Use
Warehouse
$250.2K
$218.9K – $291.9K
NOI $17,512 @ 7.0% cap · market cap 5.00%
Second Best
Industrial
$206.0K
$180.3K – $240.4K
NOI $14,421 @ 7.0% cap · market cap 4.12%
Theoretical Best
Office A
$499.2K
$436.8K – $582.4K
NOI $34,945 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
25 ft
Clear height
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,263
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 84062, UT
47,771
Population
14,649
Households
3.3
Avg Household Size
28
Median Age
43%
College-Educated
96%
High-School Grad
50.7 sq mi
ZIP Area
942
Density / Sq Mi
$101,584
Median Household Income
$41,079
Median Earnings
$1,617
Median Rent
$479,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial warehouse offers about 25-foot clear ceilings, plus a private office and restroom within a large open work area.
Where is this warehouse located?
The property is located at 357 S 640 W Pleasant Grove, UT.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Industrial warehouse built in 1995 with approximately 25‑foot clear ceilings; Includes a private office and restroom, plus a large open warehouse/work area; Open area suited for manufacturing, storage, or distribution (buyer to verify permitted uses)
