Mixed-Use Retail and Storage
For Sale
Contact for pricing
449 West 12th Street, Ogden, UT 84404
Two-building retail and storage setup with yard leased on a rolling ground term, positioned along 12th Street in Ogden.
Property Size9,142 SF
Lot Size1.26 Acres
Price / SF$284.40
Days on Market99
Property Features for 449 West 12th Street
General Information
Standard status
Active
Size
9,142 SF
Lot size
1.26 Acres
Property subtype
Retail, Self Storage
Investment Type
Stabilized
Net Operating Income
$182,768
Site & Location
Traffic Count
36,000 vehicles/day
Highway Access
Yes
Additional Details
Cap Rate
7%
Building Details
Buildings
2
Tenancy
Multi
Listing Agency:
PPC Commercial Real Estate
Listed By:
Ryan Wicknick · License #UT 5936251-SA00
Source:
Crexi
Added: May 29
Changed: Aug 22
Last Checked: Sep 4 at 3:50AM
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 PPC Commercial Real Estate
Investment Insights
Based on property information with market context.
12th Street Plaza is a mixed-use retail and storage investment property featuring two buildings on 1.26 acres. The retail building totals 4,824 SF and includes space for Crooked Cue (2,500 SF) plus a landlord leaseback area of 2,324 SF. A separate 4,318 SF storage building is occupied by US Properties. The property also includes approximately 0.33 acres of yard space leased to PODS on a ground lease with a 90-day rolling term.
The property is located at 449 West 12th Street and benefits from visibility and access on 12th Street, described as one of Ogden’s primary east-west corridors with 36,000 AADT. The surrounding retail corridor includes co-tenants such as WinCo Foods, Home Depot, Fresenius Medical Care, and Hunters Landing. In addition, the asset is supported by market demographics provided in the offering, including a 1-mile population of 10,891 and a median household income of $69,257.
For buyers, the combination of dedicated retail space, storage space, and a separately leased yard area creates a diversified operating mix within a stabilized arrangement, with the offering describing a 7% cap rate and long-term tenants in place. For operators and tenants, the property’s frontage/access along a major corridor is designed to support visibility for retail users and functional access for storage-oriented needs.
The property is located at 449 West 12th Street and benefits from visibility and access on 12th Street, described as one of Ogden’s primary east-west corridors with 36,000 AADT. The surrounding retail corridor includes co-tenants such as WinCo Foods, Home Depot, Fresenius Medical Care, and Hunters Landing. In addition, the asset is supported by market demographics provided in the offering, including a 1-mile population of 10,891 and a median household income of $69,257.
For buyers, the combination of dedicated retail space, storage space, and a separately leased yard area creates a diversified operating mix within a stabilized arrangement, with the offering describing a 7% cap rate and long-term tenants in place. For operators and tenants, the property’s frontage/access along a major corridor is designed to support visibility for retail users and functional access for storage-oriented needs.
Key Highlights
- Mixed‑use retail and storage investment at 449 W 12th St, Ogden, UT, with 36,000 AADT on 12th Street
- Two‑building setup on 1.26 acres: 4,824 SF retail building plus 4,318 SF storage building
- Retail building leased to Crooked Cue (2,500 SF) and includes a landlord leaseback space (2,324 SF)
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
$118,184
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
4.55%
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%
$2,363,680
$2.4M
Cap Rate 7%
$1,688,343
$1.7M
Cap Rate 9%
$1,313,156
$1.3M
Market Conditions
NOI Build-Up for 9,142 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
$177.7K $19.44/SF
− Vacancy
−$8.9K −$0.97/SF
EGI
$168.8K $18.47/SF
− OpEx
−$50.7K −$5.54/SF
NOI
$118.2K $12.93/SF
Area
Weber County, UT
Vacancy
5.00%
Lease Rate
$19.44 /SF/Yr
Expense Ratio
30.00%
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%
$2,363,680
Cap Rate 7%
$1,688,343
Cap Rate 9%
$1,313,156
Alternative Uses
Best Use
Retail
$1.69M
$1.48M – $1.97M
NOI $118,184 @ 7.0% cap · market cap 4.55%
Second Best
Self Storage
$1.02M
$892.7K – $1.19M
NOI $71,417 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$2.11M
$1.84M – $2.46M
NOI $147,598 @ 7.0% cap · market cap 5.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
36,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
Explore this area
Business Placement
Demographics for 84404, UT
66,382
Population
23,907
Households
2.8
Avg Household Size
32
Median Age
22%
College-Educated
89%
High-School Grad
96.3 sq mi
ZIP Area
689
Density / Sq Mi
$81,917
Median Household Income
$42,844
Median Earnings
$1,304
Median Rent
$352,700
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?
Self storage facility - Two-building retail and storage setup with yard leased on a rolling ground term, positioned along 12th Street in Ogden.
Where is this self storage facility located?
The property is located at 449 West 12th Street Ogden, UT.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Mixed‑use retail and storage investment at 449 W 12th St, Ogden, UT, with 36,000 AADT on 12th Street; Two‑building setup on 1.26 acres: 4,824 SF retail building plus 4,318 SF storage building; Retail building leased to Crooked Cue (2,500 SF) and includes a landlord leaseback space (2,324 SF)
