West Valley City Office
For Sale
$13,000,000
3930 W Parkway Boulevard, West Valley City, UT 84120
Office building with mountain views, ample parking, and expansion potential.
Property Size79,904 SF
Lot Size11.25 Acres
Price / SF$162.70
Days on Market150
Property Features for 3930 W Parkway Boulevard
General Information
Standard status
Active
Size
79,904 SF
Lot size
11.25 Acres
Property subtype
Office
Listing Agency:
CBRE, Inc
(801) 869-8092
Listed By:
Kreg Peterson · License #5483446-SA00
(801) 869-8092
Source:
Cbre
Added: Mar 25
Changed: Aug 18
Last Checked: Aug 20 at 12:43PM
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 CBRE, Inc
Investment Insights
Based on property information with market context.
This office building offers exceptional views of mountains, lakes, and a golf course. The interior features 294 cubicle work stations, 14 huddle rooms, 14 conference rooms, and 2 large training/hoteling rooms. It also includes a private dining room and a full-service kitchen, as well as a gym and locker rooms. There are 338 parking stalls, resulting in a parking ratio of 4.15/1000. The property is situated on an 11.25-acre parcel, which includes approximately 4.88 acres of vacant ground. This vacant land is suitable for additional parking or the construction of another building, potentially adding approximately 550 stalls for a total parking ratio of 10.9/1000. The property is zoned M (Manufacturing) and is located in an Opportunity Zone.
Key Highlights
- Exceptional views of mountains, lakes, and golf course
- Ample parking with 338 stalls and potential for approximately 550 additional stalls
- Located in an Opportunity Zone
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
$1,048,500
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
8.07%
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%
$20,970,000
$21.0M
Cap Rate 7%
$14,978,571
$15.0M
Cap Rate 9%
$11,650,000
$11.7M
Market Conditions
NOI Build-Up for 79,904 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
$1.73M $21.60/SF
− Vacancy
−$327.9K −$4.10/SF
EGI
$1.40M $17.50/SF
− OpEx
−$349.5K −$4.37/SF
NOI
$1.05M $13.12/SF
Area
West Valley City, UT
Vacancy
19.00%
Lease Rate
$21.60 /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%
$20,970,000
Cap Rate 7%
$14,978,571
Cap Rate 9%
$11,650,000
Alternative Uses
Best Use
Office B
$14.98M
$13.11M – $17.48M
NOI $1,048,500 @ 7.0% cap · market cap 8.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$22.88M
$20.02M – $26.69M
NOI $1,601,276 @ 7.0% cap · market cap 12.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
391
Businesses Nearby
Explore this area
Business Placement
Demographics for 84120, UT
51,212
Population
14,184
Households
3.6
Avg Household Size
32
Median Age
15%
College-Educated
81%
High-School Grad
10.1 sq mi
ZIP Area
5,070
Density / Sq Mi
$90,847
Median Household Income
$36,899
Median Earnings
$1,434
Median Rent
$370,800
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?
Office building - Office building with mountain views, ample parking, and expansion potential.
Where is this office building located?
The property is located at 3930 W Parkway Boulevard West Valley City, UT.
What is the asking price?
The asking price for this property is $13,000,000.
What are key features of this property?
This property features: Exceptional views of mountains, lakes, and golf course; Ample parking with 338 stalls and potential for approximately 550 additional stalls; Located in an Opportunity Zone
