Industrial Warehouse with Office
For Sale
Contact for pricing
4172 W 8370 S, West Jordan, UT 84088
Industrial warehouse with office HVAC, multiple gas heaters, swamp coolers, and a fenced rear yard under M1 zoning.
Property Size22,421 SF
Price / SF$202.93
Days on Market173
Property Features for 4172 W 8370 S
General Information
Standard status
Active
Size
22,421 SF
Property subtype
INDUSTRIAL
Listing Agency:
Colliers | Salt Lake City Millrock
(801) 947-8300
Listed By:
Skyler Smith
(801) 441-5917
Source:
Moodyscre
Added: Mar 19
Changed: Aug 14
Last Checked: Aug 14 at 7:53AM
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 Colliers | Salt Lake City Millrock
Investment Insights
Based on property information with market context.
This industrial property includes a warehouse with climate support and dedicated office areas. The warehouse is equipped with four (4) gas heaters and swamp coolers, and there is office HVAC in the office spaces. The office footprint totals 2,890 SF, with an additional mezzanine office area of 2,221 SF.
Power service is listed at 400 amps with 208Y/120V, 3-phase. The site is 1.8 acres and features a fenced yard in the rear, providing controlled outdoor space for on-site needs.
Zoned M1, the improvements total 22,421 SF, including 17,310 SF of warehouse area. The combination of warehouse utilities, on-site office HVAC, and rear yard fencing supports a range of industrial and light commercial operating requirements.
Power service is listed at 400 amps with 208Y/120V, 3-phase. The site is 1.8 acres and features a fenced yard in the rear, providing controlled outdoor space for on-site needs.
Zoned M1, the improvements total 22,421 SF, including 17,310 SF of warehouse area. The combination of warehouse utilities, on-site office HVAC, and rear yard fencing supports a range of industrial and light commercial operating requirements.
Key Highlights
- 1.8‑acre industrial site under M1 zoning
- 17,310 SF warehouse plus 2,890 SF office area
- 2,221 SF mezzanine office space
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
$226,475
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
4.98%
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%
$4,529,500
$4.5M
Cap Rate 7%
$3,235,357
$3.2M
Cap Rate 9%
$2,516,389
$2.5M
Market Conditions
NOI Build-Up for 22,421 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
$376.7K $16.80/SF
− Vacancy
−$28.3K −$1.26/SF
EGI
$348.4K $15.54/SF
− OpEx
−$121.9K −$5.44/SF
NOI
$226.5K $10.10/SF
Area
West Jordan, UT
Vacancy
7.50%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$4,529,500
Cap Rate 7%
$3,235,357
Cap Rate 9%
$2,516,389
Alternative Uses
Best Use
Flex RnD
$3.24M
$2.83M – $3.77M
NOI $226,475 @ 7.0% cap · market cap 4.98%
Second Best
Warehouse
$2.44M
$2.14M – $2.85M
NOI $171,063 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$6.36M
$5.57M – $7.42M
NOI $445,343 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
377
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 84088, UT
37,856
Population
13,277
Households
2.9
Avg Household Size
33
Median Age
28%
College-Educated
91%
High-School Grad
9.4 sq mi
ZIP Area
4,027
Density / Sq Mi
$100,532
Median Household Income
$46,304
Median Earnings
$1,554
Median Rent
$443,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial warehouse with office HVAC, multiple gas heaters, swamp coolers, and a fenced rear yard under M1 zoning.
Where is this warehouse located?
The property is located at 4172 W 8370 S West Jordan, UT.
What is the asking price?
The asking price for this property is $4,550,000.
What are key features of this property?
This property features: 1.8‑acre industrial site under M1 zoning; 17,310 SF warehouse plus 2,890 SF office area; 2,221 SF mezzanine office space
