Flex Space with Attached
For Sale
$319,000
373 S 100 W, Payson, UT 84651
Open and private-room layout supports office, studio, service, or operational uses.
Property Size1,940 SF
Price / SF$142.09
Days on Market110
Property Features for 373 S 100 W
General Information
Standard status
Active
Size
1,940 SF
Total Parking Spaces
6
Property subtype
Retail
Property Condition
Severity
Repairs Needed
Evidence
No hot water currently installed.
Building Details
Building Size
1,940 SF
Year Built
1940
Listing Agency:
Real Estate Essentials
(801) 610-9563
Listed By:
Spencer Clawson · License #6608967-PB00
(801) 636-8426
Source:
Liftrealty
Added: May 13
Changed: Aug 30
Last Checked: Aug 30 at 2:29AM
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 Real Estate Essentials
Investment Insights
Based on property information with market context.
This 2,245-square-foot flex property at 373 S 100 W combines open areas with several private rooms, creating a configuration suited to office, studio, service-based, storage, or operational functions. An attached garage adds enclosed utility, while approximately six on-site parking spaces support daily access. Built in 1940, the property offers a character-oriented interior rather than a conventional retail or contemporary office buildout.
The building is positioned in central Payson along a commuter route with daily traffic exposure and convenient accessibility. The property currently does not have hot water installed.
The building is positioned in central Payson along a commuter route with daily traffic exposure and convenient accessibility. The property currently does not have hot water installed.
Key Highlights
- 2,245 SF flex property in central Payson
- Open areas combined with multiple private rooms
- Attached garage included
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
$17,877
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
5.60%
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%
$357,540
$357.5K
Cap Rate 7%
$255,386
$255.4K
Cap Rate 9%
$198,633
$198.6K
Market Conditions
NOI Build-Up for 2,245 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
$26.9K $12.00/SF
− Vacancy
−$1.4K −$0.62/SF
EGI
$25.5K $11.38/SF
− OpEx
−$7.7K −$3.41/SF
NOI
$17.9K $7.96/SF
Area
Utah County, UT
Vacancy
5.20%
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%
$357,540
Cap Rate 7%
$255,386
Cap Rate 9%
$198,633
Alternative Uses
Best Use
Office B
$450.3K
$394.0K – $525.3K
NOI $31,520 @ 7.0% cap · market cap 9.88%
Second Best
Industrial
$255.4K
$223.5K – $298.0K
NOI $17,877 @ 7.0% cap · market cap 5.60%
Theoretical Best
Office A
$618.9K
$541.5K – $722.0K
NOI $43,320 @ 7.0% cap · market cap 13.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
579
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84651, UT
28,416
Population
8,956
Households
3.2
Avg Household Size
29
Median Age
29%
College-Educated
94%
High-School Grad
126.7 sq mi
ZIP Area
224
Density / Sq Mi
$94,152
Median Household Income
$37,170
Median Earnings
$1,398
Median Rent
$423,200
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.
Similar Off Market Nearby
- Stone Box Catering — Payson, UT 84651
- Stellas Crepes — 118 E 100 N, Payson, UT 84651
Frequently Asked Questions
What type of property is this?
Flex space - Open and private-room layout supports office, studio, service, or operational uses.
Where is this flex space located?
The property is located at 373 S 100 W Payson, UT.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: 2,245 SF flex property in central Payson; Open areas combined with multiple private rooms; Attached garage included
