Temp-Controlled Warehouse
For Sale
Contact for pricing
448 Commerce St, Hurricane, UT 84737
Temp-controlled warehouse unit with 16x16 overhead doors, 18-foot clear height, and an in-unit bathroom.
Property Size1,250 SF
Price / SF$260
Days on Market165
Property Features for 448 Commerce St
General Information
Standard status
Active
Size
1,250 SF
Property subtype
INDUSTRIAL
Additional Details
Clear Height
18 ft
Amenities
temperature controlled
finished bathroom
Listing Agency:
Mountain West - Corporate
(435) 256-8774
Listed By:
Troy Scheel
(435) 256-8774
Source:
Moodyscre
Added: Feb 25
Changed: Jul 25
Last Checked: Aug 9 at 8:45AM
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 Mountain West - Corporate
Investment Insights
Based on property information with market context.
Available now are warehouse units 7 through 12, each offering 1,250 square feet of temp-controlled space. The units include finished bathroom facilities and space that can accommodate a kitchenette to be added.
Each unit is served by 16’ x 16’ overhead doors and provides an 18-foot clear ceiling height. The total space measures 50’ x 25’, supporting practical warehouse layouts within the building at 448 Commerce St in Hurricane, UT.
Each unit is served by 16’ x 16’ overhead doors and provides an 18-foot clear ceiling height. The total space measures 50’ x 25’, supporting practical warehouse layouts within the building at 448 Commerce St in Hurricane, UT.
Key Highlights
- Temp‑controlled warehouse unit, available now (Units 7–12)
- 1,250 SF per unit with total space measuring 50' x 25'
- 16' x 16' overhead doors for loading access
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
$10,580
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
3.26%
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%
$211,600
$211.6K
Cap Rate 7%
$151,143
$151.1K
Cap Rate 9%
$117,556
$117.6K
Market Conditions
NOI Build-Up for 1,250 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
$13.5K $10.80/SF
− Vacancy
−$1.1K −$0.84/SF
EGI
$12.4K $9.96/SF
− OpEx
−$1.9K −$1.49/SF
NOI
$10.6K $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%
$211,600
Cap Rate 7%
$151,143
Cap Rate 9%
$117,556
Alternative Uses
Best Use
Warehouse
$151.1K
$132.3K – $176.3K
NOI $10,580 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$344.2K
$301.2K – $401.6K
NOI $24,095 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
18 ft
Clear height
Location Intelligence
Trade Area within ½ mile
117
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84737, UT
21,212
Population
9,320
Households
2.3
Avg Household Size
39
Median Age
26%
College-Educated
95%
High-School Grad
250.1 sq mi
ZIP Area
85
Density / Sq Mi
$70,417
Median Household Income
$31,315
Median Earnings
$1,239
Median Rent
$420,900
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?
Warehouse - Temp-controlled warehouse unit with 16x16 overhead doors, 18-foot clear height, and an in-unit bathroom.
Where is this warehouse located?
The property is located at 448 Commerce St Hurricane, UT.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Temp‑controlled warehouse unit, available now (Units 7–12); 1,250 SF per unit with total space measuring 50' x 25'; 16' x 16' overhead doors for loading access
