Modern Office Building with
For Sale
$4,999,999
42 N 650 W, Farmington, UT 84025
Modern, recently renovated office building with 76+ parking stalls, fiber connectivity, and secure fob access.
Property Size17,456 SF
Lot Size1.31 Acres
Price / SF$286.43
Days on Market88
Property Features for 42 N 650 W
General Information
Standard status
Active
Size
17,456 SF
Class
B
Total Parking Spaces
76
Lot size
1.31 Acres
Property subtype
Office
Zoning
TMU
Site & Location
Traffic Count
188,500 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
17,456 SF
Year Built
2010
Listing Agency:
Equity Real Estate (Select)
(435) 776-0123
Listed By:
Genevieve Hill
(435) 776-0123
Source:
Liftrealty
Added: Jun 4
Changed: Aug 28
Last Checked: Aug 29 at 9:18AM
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 Equity Real Estate (Select)
Investment Insights
Based on property information with market context.
This modern, recently renovated office property was built in 2010 and constructed with durable masonry materials. The rentable interior is laid out with 16 private offices, 4 conference rooms, 5 breakout offices, 6 large workspaces, and 2 break rooms, complemented by an open-concept industrial design.
The building offers extensive on-site parking with 76+ stalls and is positioned on a 1.314-acre site with frontage along Phoenix Way, State Street, and Legacy Parkway. It is described as being within walking distance of Station Park and the FrontRunner train station, with nearby walking and bike trails and direct proximity to the Farmington Creek greenbelt. The property is classified as Class B.
Technology infrastructure includes high-speed fiber noted up to 10 Gbps/10 Gbps, and access is secured via door fobs with building automation systems in place. The property is zoned TMU (Transit Mixed Use), and the remarks note a building-to-land ratio of 30%. With access to major highway connections including I-15, Legacy Parkway (UT-67), Hwy-89, and the West Davis Corridor (UT-177), the site is designed to support both day-to-day operations and convenient commuting.
The building offers extensive on-site parking with 76+ stalls and is positioned on a 1.314-acre site with frontage along Phoenix Way, State Street, and Legacy Parkway. It is described as being within walking distance of Station Park and the FrontRunner train station, with nearby walking and bike trails and direct proximity to the Farmington Creek greenbelt. The property is classified as Class B.
Technology infrastructure includes high-speed fiber noted up to 10 Gbps/10 Gbps, and access is secured via door fobs with building automation systems in place. The property is zoned TMU (Transit Mixed Use), and the remarks note a building-to-land ratio of 30%. With access to major highway connections including I-15, Legacy Parkway (UT-67), Hwy-89, and the West Davis Corridor (UT-177), the site is designed to support both day-to-day operations and convenient commuting.
Key Highlights
- 17,456 SF commercial office space built in 2010 on a 1.314‑acre site
- Office layout includes 16 private offices, 4 conference rooms, 5 breakout offices, 6 workspaces, and 2 break rooms
- 76+ parking stalls and building‑to‑land ratio of 30%
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
$212,237
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
4.24%
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%
$4,244,740
$4.2M
Cap Rate 7%
$3,031,957
$3.0M
Cap Rate 9%
$2,358,189
$2.4M
Market Conditions
NOI Build-Up for 17,456 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
$307.9K $17.64/SF
− Vacancy
−$24.9K −$1.43/SF
EGI
$283.0K $16.21/SF
− OpEx
−$70.7K −$4.05/SF
NOI
$212.2K $12.16/SF
Area
Davis County, UT
Vacancy
8.10%
Lease Rate
$17.64 /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%
$4,244,740
Cap Rate 7%
$3,031,957
Cap Rate 9%
$2,358,189
Alternative Uses
Best Use
Office B
$3.03M
$2.65M – $3.54M
NOI $212,237 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.03M
$3.53M – $4.70M
NOI $282,212 @ 7.0% cap · market cap 5.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
188,500 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
971
Businesses Nearby
Explore this area
Business Placement
Demographics for 84025, UT
24,596
Population
7,417
Households
3.3
Avg Household Size
31
Median Age
50%
College-Educated
98%
High-School Grad
14.2 sq mi
ZIP Area
1,732
Density / Sq Mi
$120,123
Median Household Income
$50,856
Median Earnings
$1,644
Median Rent
$618,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Modern, recently renovated office building with 76+ parking stalls, fiber connectivity, and secure fob access.
Where is this office building located?
The property is located at 42 N 650 W Farmington, UT.
What is the asking price?
The asking price for this property is $4,999,999.
What are key features of this property?
This property features: 17,456 SF commercial office space built in 2010 on a 1.314‑acre site; Office layout includes 16 private offices, 4 conference rooms, 5 breakout offices, 6 workspaces, and 2 break rooms; 76+ parking stalls and building‑to‑land ratio of 30%
