Retail Store, Garden, Event
For Sale
Contact for pricing
Pending
4080 W 4100 S, West Valley City, UT 84120
6,888 SF building on 2.30 acres, retail, garden, events.
Property Size6,888 SF
Lot Size2.30 Acres
Days on Market147
Property Features for 4080 W 4100 S
General Information
Standard status
Pending
Size
6,888 SF
Lot size
2.30 Acres
Property subtype
Retail
Building Details
Year Built
2000
Buildings
1
Stories
1
Listing Agency:
Newmark Mountain West
(801) 456-8800
Listed By:
Ryan Stewart · License #UT 7890408-SA00
Source:
Crexi
Added: Mar 19
Changed: Aug 8
Last Checked: Jul 24 at 5:00PM
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 Newmark Mountain West
Investment Insights
Based on property information with market context.
The property features a 6,888 square foot building constructed in 2000, situated on a 2.30-acre lot. Currently, it is used as a retail store with a garden nursery and event center. The zoning is C-1 (Commercial District). There are 85 parking stalls available.
Key Highlights
- Large 6,888 SF Building on a sizable 2.30‑acre lot.
- Versatile property currently used as a Retail Store with Garden Nursery and Event Center.
- Ample parking with 85 stalls.
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
$78,735
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
3.42%
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%
$1,574,700
$1.6M
Cap Rate 7%
$1,124,786
$1.1M
Cap Rate 9%
$874,833
$874.8K
Market Conditions
NOI Build-Up for 6,888 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
$115.7K $16.80/SF
− Vacancy
−$3.2K −$0.47/SF
EGI
$112.5K $16.33/SF
− OpEx
−$33.7K −$4.90/SF
NOI
$78.7K $11.43/SF
Area
West Valley City, UT
Vacancy
2.80%
Lease Rate
$16.80 /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%
$1,574,700
Cap Rate 7%
$1,124,786
Cap Rate 9%
$874,833
Alternative Uses
Best Use
Retail
$1.12M
$984.2K – $1.31M
NOI $78,735 @ 7.0% cap · market cap 3.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.97M
$1.73M – $2.30M
NOI $138,036 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
371
Businesses Nearby
24k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 63%
Shops & Services 34%
Electronics 4%
Speedway
Shops & Services
7,956 visits/mo
0.1 miles
Arctic Circle
Dining
6,123 visits/mo
0.1 miles
Beans & Brews
Dining
6,087 visits/mo
0.1 miles
SUBWAY
Dining
2,566 visits/mo
0.1 miles
Boost Mobile
Electronics
826 visits/mo
0.1 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 6,888 SF building on 2.30 acres, retail, garden, events.
Where is this retail space located?
The property is located at 4080 W 4100 S West Valley City, UT.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Large 6,888 SF Building on a sizable 2.30‑acre lot.; Versatile property currently used as a Retail Store with Garden Nursery and Event Center.; Ample parking with 85 stalls.
