Class A Main-Floor Office
For Sale
Contact for pricing
4956 N 300 W, Provo, UT 84604
Two main-floor office suites totaling 11,667 SF, with underground parking and an outdoor patio.
Property Size3,788 SF
Price / SF$274.28
Days on Market34
Property Features for 4956 N 300 W
General Information
Standard status
Active
Size
3,788 SF
Class
Class A
Total Parking Spaces
8
Property subtype
OFFICE
Additional Details
Floor
Main Floor
Amenities
outdoor patio
Listing Agency:
Colliers | Utah County
(801) 702-4682
Listed By:
James Bullington · License #UT 5472910-SA00
Source:
Moodyscre
Added: Jul 10
Changed: Aug 8
Last Checked: Aug 11 at 9:40AM
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 Colliers | Utah County
Investment Insights
Based on property information with market context.
Class A, main-floor office space offers two available suites at 4956 N 300 W. Suite 101 is 7,879 SF and Suite 102 is 3,788 SF, with a combined total of 11,667 SF. Furniture is available, and the property includes an outdoor patio with seating. An office-building setting is complemented by landscaping, and the building borders the Provo River walking trail.
The property features (8) underground parking stalls and may support an owner/occupant approach. Availability is set for January 1, 2027. Parcel numbers are 57.069.0101 and 0102.
The property features (8) underground parking stalls and may support an owner/occupant approach. Availability is set for January 1, 2027. Parcel numbers are 57.069.0101 and 0102.
Key Highlights
- Two main‑floor office suites totaling 11,667 SF (Suite 101: 7,879 SF; Suite 102: 3,788 SF)
- Class A office space with (8) underground parking stalls
- Furniture available for the suites
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
$47,914
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
4.61%
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%
$958,280
$958.3K
Cap Rate 7%
$684,486
$684.5K
Cap Rate 9%
$532,378
$532.4K
Market Conditions
NOI Build-Up for 3,788 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
$83.2K $21.96/SF
− Vacancy
−$19.3K −$5.09/SF
EGI
$63.9K $16.87/SF
− OpEx
−$16.0K −$4.22/SF
NOI
$47.9K $12.65/SF
Area
Provo, UT
Vacancy
23.20%
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%
$958,280
Cap Rate 7%
$684,486
Cap Rate 9%
$532,378
Alternative Uses
Best Use
Office B
$684.5K
$598.9K – $798.6K
NOI $47,914 @ 7.0% cap · market cap 4.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.04M
$914.1K – $1.22M
NOI $73,130 @ 7.0% cap · market cap 7.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,995
Businesses Nearby
Explore this area
Business Placement
Demographics for 84604, UT
45,503
Population
13,285
Households
3.4
Avg Household Size
26
Median Age
56%
College-Educated
98%
High-School Grad
94.8 sq mi
ZIP Area
480
Density / Sq Mi
$74,522
Median Household Income
$16,799
Median Earnings
$1,128
Median Rent
$520,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two main-floor office suites totaling 11,667 SF, with underground parking and an outdoor patio.
Where is this office units located?
The property is located at 4956 N 300 W Provo, UT.
What is the asking price?
The asking price for this property is $1,038,965.
What are key features of this property?
This property features: Two main‑floor office suites totaling 11,667 SF (Suite 101: 7,879 SF; Suite 102: 3,788 SF); Class A office space with (8) underground parking stalls; Furniture available for the suites
