Flex Unit with Overhead
For Sale
$879,900
Pending
413 E 620 S Unit 1, American Fork, UT 84003
Flex unit offers a heated warehouse with an overhead door, offices, and 3-phase power.
Property Size2,016 SF
Days on Market126
Property Features for 413 E 620 S Unit 1
General Information
Standard status
Pending
Size
2,016 SF
Property subtype
Industrial
Warehouse & Industrial
Clear Height
18 ft
Heavy Power
Yes
Additional Details
Highway Access
Yes
Building Details
Building Size
2,016 SF
Year Built
2016
Listing Agency:
Presidio Real Estate
(801) 251-6683
Listed By:
Audrey Romano
(801) 368-4333
Source:
Liftrealty
Added: May 5
Changed: Sep 7
Last Checked: Sep 7 at 7:24AM
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 Presidio Real Estate
Investment Insights
Based on property information with market context.
This flex unit is laid out with a large reception area, one main-level private office, and three upstairs offices, along with two bathrooms. The heated warehouse includes an 14' x 12' overhead door and an 18' clear height, and the unit is equipped with 3-phase 200 amp and 240V power. The configuration is flexible and can operate as a single unit or be divided into two spaces.
The property is located in American Fork just off the 500 E exit, providing immediate access to I-15.
A lease is in place through June 2026 with no extension options, offering continuity for an investor while still allowing for future owner occupancy after the lease term ends.
The property is located in American Fork just off the 500 E exit, providing immediate access to I-15.
A lease is in place through June 2026 with no extension options, offering continuity for an investor while still allowing for future owner occupancy after the lease term ends.
Key Highlights
- Flex unit built in 2016 in American Fork, just off the 500 E exit for immediate I‑15 access
- Heated warehouse with an 14' x 12' overhead door and 18' clear height
- Equipped with 3‑phase 200 amp and 240V power
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
$28,305
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
3.22%
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%
$566,100
$566.1K
Cap Rate 7%
$404,357
$404.4K
Cap Rate 9%
$314,500
$314.5K
Market Conditions
NOI Build-Up for 2,016 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
$48.4K $24.00/SF
− Vacancy
−$10.6K −$5.28/SF
EGI
$37.7K $18.72/SF
− OpEx
−$9.4K −$4.68/SF
NOI
$28.3K $14.04/SF
Area
Utah County, UT
Vacancy
22.00%
Lease Rate
$24.00 /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%
$566,100
Cap Rate 7%
$404,357
Cap Rate 9%
$314,500
Alternative Uses
Best Use
Office B
$404.4K
$353.8K – $471.8K
NOI $28,305 @ 7.0% cap · market cap 3.22%
Second Best
Warehouse
$278.5K
$243.7K – $324.9K
NOI $19,494 @ 7.0% cap · market cap 2.22%
Theoretical Best
Office A
$555.7K
$486.3K – $648.4K
NOI $38,901 @ 7.0% cap · market cap 4.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
876
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 84003, UT
52,970
Population
16,441
Households
3.2
Avg Household Size
29
Median Age
50%
College-Educated
96%
High-School Grad
73.6 sq mi
ZIP Area
720
Density / Sq Mi
$120,262
Median Household Income
$41,591
Median Earnings
$1,692
Median Rent
$580,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Food Time — 824 Automall Dr #9, American Fork, UT 84003
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- Baker Lane Catering — 455 E 200 S, American Fork, UT 84003
Frequently Asked Questions
What type of property is this?
Flex space - Flex unit offers a heated warehouse with an overhead door, offices, and 3-phase power.
Where is this flex space located?
The property is located at 413 E 620 S Unit 1 American Fork, UT.
What is the asking price?
The asking price for this property is $879,900.
What are key features of this property?
This property features: Flex unit built in 2016 in American Fork, just off the 500 E exit for immediate I‑15 access; Heated warehouse with an 14' x 12' overhead door and 18' clear height; Equipped with 3‑phase 200 amp and 240V power
