Two-Story Office
For Sale
$3,500,000
4252 S 700 E, Murray, UT 84107
COMMERCIAL - Murray, UT
Property Size10,282 SF
Lot Size0.58 Acres
Price / SF$340.40
Days on Market515
Property Features for 4252 S 700 E
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Zoning description
RM
Interior features
Alarm: Fire, Restroom: Private
Exterior features
Paved Parking
Subdivision
Murray; Taylorsvl; Midvale
Standard status
Active
APN
22-05-105-010
Lot size
0.58 Acres
Taxes and HOA fees
Tax Annual Amount
989
Utilities
Heating system
Forced Air
Cooling system
Central Air
Amenities
reception area
board rooms
private offices
break room
open bull pen areas
natural light
Building Details
Year built
1985
Listing Agency:
Investment Realty Advisors LLC
(435) 485-7070
Listed By:
Joseph Mills
(801) 971-2542
Added: Mar 19, 2025
Changed: Aug 4
Last Checked: Aug 15 at 5:06PM
MLS# 2077662
Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1985, this two-story office building contains 10,282 square feet on a 0.58-acre lot in Murray. The layout includes 25 private offices, three board rooms, open bullpen areas with cubicles, a reception area, employee break room, private restroom, and fire alarm system. Natural light and partial furnishings are also noted, while forced-air heating and central air conditioning serve the building.
Paved parking is available for employees and visitors. A cross-access easement over the church-owned parcel to the west provides additional parking access, and the subject property accommodates church overflow parking on Sundays. The property is commercially zoned and subject to a single-tenant lease with a law firm.
Paved parking is available for employees and visitors. A cross-access easement over the church-owned parcel to the west provides additional parking access, and the subject property accommodates church overflow parking on Sundays. The property is commercially zoned and subject to a single-tenant lease with a law firm.
Key Highlights
- 10,282 SF two‑story office building on a 0.58‑acre lot
- 25 private offices plus 3 board rooms and open bullpen areas
- Reception area, break room, private restroom, and fire alarm system
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
$149,079
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
4.26%
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%
$2,981,580
$3.0M
Cap Rate 7%
$2,129,700
$2.1M
Cap Rate 9%
$1,656,433
$1.7M
Market Conditions
NOI Build-Up for 10,282 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
$220.9K $21.48/SF
− Vacancy
−$22.1K −$2.15/SF
EGI
$198.8K $19.33/SF
− OpEx
−$49.7K −$4.83/SF
NOI
$149.1K $14.50/SF
Area
Salt Lake County, UT
Vacancy
10.00%
Lease Rate
$21.48 /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%
$2,981,580
Cap Rate 7%
$2,129,700
Cap Rate 9%
$1,656,433
Alternative Uses
Best Use
Office B
$2.13M
$1.86M – $2.48M
NOI $149,079 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$136.91M
$119.80M – $159.73M
NOI $9,583,603 @ 7.0% cap · market cap 273.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
898
Businesses Nearby
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Commercial zoning, private offices, meeting rooms, and on-site paved parking support a range of workplace configurations.
Where is this office building located?
The property is located at 4252 S 700 E Murray, UT.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 10,282 SF two‑story office building on a 0.58‑acre lot; 25 private offices plus 3 board rooms and open bullpen areas; Reception area, break room, private restroom, and fire alarm system
