Sports Bar with Outdoor
For Sale
$1,950,000
4242 S STATE ST, Millcreek, UT 84107
Long-standing sports bar offering an outside stage and entertainment area, with the property and building included in the sale.
Property Size3,504 SF
Days on Market41
Property Features for 4242 S STATE ST
General Information
Standard status
Active
Size
3,504 SF
Property subtype
Retail
Additional Details
Business Included
Yes
Building Details
Building Size
3,504 SF
Year Built
1948
Listing Agency:
Time Real Estate & Development Inc
(801) 259-1366
Listed By:
Daniel C. Griffee
(801) 259-1366
Source:
Liftrealty
Added: Jul 15
Changed: Aug 23
Last Checked: Aug 23 at 6:52AM
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 Time Real Estate & Development Inc
Investment Insights
Based on property information with market context.
This for-sale sports bar is positioned as one of the longest standing and storied venues in its category, with the property and building included in the transaction. The offering includes an outside stage and entertainment area designed for outdoor gatherings and events.
Located at 4242 S State St in Salt Lake City, the property is well-suited for operators seeking a turnkey entertainment-forward concept within an established bar environment.
The sale package includes both the real estate and the building, providing a straightforward ownership option for qualified buyers looking to acquire a fully encompassed sports bar site with outdoor entertainment space.
Located at 4242 S State St in Salt Lake City, the property is well-suited for operators seeking a turnkey entertainment-forward concept within an established bar environment.
The sale package includes both the real estate and the building, providing a straightforward ownership option for qualified buyers looking to acquire a fully encompassed sports bar site with outdoor entertainment space.
Key Highlights
- Long‑standing sports bar for sale with the property and building included
- Includes an outside stage and entertainment area
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
$56,228
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
2.88%
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%
$1,124,560
$1.1M
Cap Rate 7%
$803,257
$803.3K
Cap Rate 9%
$624,756
$624.8K
Market Conditions
NOI Build-Up for 3,504 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
$76.9K $21.96/SF
− Vacancy
−$2.0K −$0.56/SF
EGI
$75.0K $21.40/SF
− OpEx
−$18.7K −$5.35/SF
NOI
$56.2K $16.05/SF
Area
Salt Lake County, UT
Vacancy
2.57%
Lease Rate
$21.96 /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%
$1,124,560
Cap Rate 7%
$803,257
Cap Rate 9%
$624,756
Alternative Uses
Best Use
Specialty Retail
$803.3K
$702.9K – $937.1K
NOI $56,228 @ 7.0% cap · market cap 2.88%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$46.66M
$40.82M – $54.43M
NOI $3,265,994 @ 7.0% cap · market cap 167.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,228
Businesses Nearby
381k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 39%
Dining 35%
Shops & Services 19%
Hotels & Casinos 6%
Costco Wholesale
Superstores
148,213 visits/mo
0.3 miles
Costco Gasoline
Shops & Services
51,956 visits/mo
0.2 miles
Chick-fil-A
Dining
49,265 visits/mo
0.2 miles
Starbucks
Dining
23,474 visits/mo
0.2 miles
Home2 Suites by Hilton Salt Lake City-Murray, UT
Hotels & Casinos
15,544 visits/mo
0.4 miles
Demographics for 84107, UT
37,713
Population
17,287
Households
2.2
Avg Household Size
34
Median Age
38%
College-Educated
93%
High-School Grad
7.5 sq mi
ZIP Area
5,028
Density / Sq Mi
$73,469
Median Household Income
$46,098
Median Earnings
$1,387
Median Rent
$426,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Crow and the Pitcher — 4883 S State St, Murray, UT 84107
Frequently Asked Questions
What type of property is this?
Bar & Pub - Long-standing sports bar offering an outside stage and entertainment area, with the property and building included in the sale.
Where is this bar & pub located?
The property is located at 4242 S STATE ST Millcreek, UT.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Long‑standing sports bar for sale with the property and building included; Includes an outside stage and entertainment area
