Flex Office/Warehouse with Overhead
For Sale
Contact for pricing
4460 S Commerce Dr, St George, UT 84790
New construction 1–2 unit flex property with loft/mezzanine offices, six overhead doors, and fully fire-sprinklered interiors.
Property Size12,000 SF
Price / SF$220
Days on Market148
Property Features for 4460 S Commerce Dr
General Information
Standard status
Active
Size
12,000 SF
Class
A
Property subtype
Industrial
Zoning
Manufacturing
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
6
Sprinkler System
Yes
Building Details
Year Built
2026
Buildings
1
Tenancy
Multi
Listing Agency:
NAI Excel
Listed By:
Wes Davis · License #UT 5502820-SA00
(435) 627-5705
Source:
Crexi
Added: Apr 14
Changed: Aug 27
Last Checked: Sep 7 at 3:11AM
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 NAI Excel
Investment Insights
Based on property information with market context.
This new construction flex office/warehouse property is designed as a 1–2 unit layout with office space incorporating a loft/mezzanine. The warehouse component includes six 12’ x 14’ overhead doors, with an 18’ clear height and a 24’ roof height. The building is fully fire-sprinklered, supporting a wide range of light industrial and warehouse uses.
The property is located in the Fort Pierce Industrial Park and offers an option to occupy the entire space or lease one side. Quality construction is noted by Grass Creek Construction.
For operators seeking a flex configuration, the combination of overhead loading access and dedicated loft/mezzanine office space provides a practical setup for day-to-day work and administration within the same building.
The property is located in the Fort Pierce Industrial Park and offers an option to occupy the entire space or lease one side. Quality construction is noted by Grass Creek Construction.
For operators seeking a flex configuration, the combination of overhead loading access and dedicated loft/mezzanine office space provides a practical setup for day-to-day work and administration within the same building.
Key Highlights
- New construction 1–2 unit flex/office property (Year built: 2026)
- Office space with loft/mezzanine level
- Includes six 12' x 14' overhead doors
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
$101,568
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
3.85%
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%
$2,031,360
$2.0M
Cap Rate 7%
$1,450,971
$1.5M
Cap Rate 9%
$1,128,533
$1.1M
Market Conditions
NOI Build-Up for 12,000 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
$129.6K $10.80/SF
− Vacancy
−$10.1K −$0.84/SF
EGI
$119.5K $9.96/SF
− OpEx
−$17.9K −$1.49/SF
NOI
$101.6K $8.46/SF
Area
Washington County, UT
Vacancy
7.80%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
15.00%
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%
$2,031,360
Cap Rate 7%
$1,450,971
Cap Rate 9%
$1,128,533
Alternative Uses
Best Use
Warehouse
$1.45M
$1.27M – $1.69M
NOI $101,568 @ 7.0% cap · market cap 3.85%
Second Best
Flex RnD
$1.23M
$1.07M – $1.43M
NOI $85,829 @ 7.0% cap · market cap 3.25%
Theoretical Best
Specialty Retail
$3.30M
$2.89M – $3.86M
NOI $231,313 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
18 ft
Clear height
6
Drive-in doors
Multi-tenant
Tenancy
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
139
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84790, UT
52,982
Population
20,956
Households
2.5
Avg Household Size
37
Median Age
38%
College-Educated
96%
High-School Grad
48.3 sq mi
ZIP Area
1,097
Density / Sq Mi
$85,720
Median Household Income
$39,108
Median Earnings
$1,598
Median Rent
$500,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - New construction 1–2 unit flex property with loft/mezzanine offices, six overhead doors, and fully fire-sprinklered interiors.
Where is this flex space located?
The property is located at 4460 S Commerce Dr St George, UT.
What is the asking price?
The asking price for this property is $2,640,000.
What are key features of this property?
This property features: New construction 1–2 unit flex/office property (Year built: 2026); Office space with loft/mezzanine level; Includes six 12' x 14' overhead doors
