Mixed-Use Suite with Storefront
For Sale
$449,900
501 E 2700 S #104, Salt Lake City, UT 84106
New commercial unit with flexible retail or professional office positioning and two dedicated parking stalls.
Property Size1,276 SF
Price / SF$352.59
Days on Market41
Property Features for 501 E 2700 S #104
General Information
Standard status
Active
Size
1,276 SF
Net Rentable
1,276 SF
Total Parking Spaces
2
Zoning
Commercial Neighborhood Zoning
Additional Details
Corner Location
Yes
Building Details
Year Built
2025
Listing Agency:
Align Complete Real Estate Services LLC
(801) 580-4945
Listed By:
Jonah Hornsby · License #6409658SA00
Source:
Brreutah
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 28 at 2:12PM
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 Align Complete Real Estate Services LLC
Investment Insights
Based on property information with market context.
Unit #104 is part of a new mixed-use commercial project completed in 2025. The 1,276 rentable-square-foot space is configured for office or retail use and features floor-to-ceiling storefront windows at a hard corner. Final interior finishes remain for the new owner to complete, allowing the space to be finished according to its intended operation.
The property overlooks Nibley Park Golf Course and includes two dedicated parking stalls. Commercial Neighborhood zoning supports a range of retail, professional office, and service uses. Located at 501 E 2700 S in Salt Lake City, the suite offers a compact commercial footprint within a newly delivered project.
The property overlooks Nibley Park Golf Course and includes two dedicated parking stalls. Commercial Neighborhood zoning supports a range of retail, professional office, and service uses. Located at 501 E 2700 S in Salt Lake City, the suite offers a compact commercial footprint within a newly delivered project.
Key Highlights
- 1,276 rentable square feet in Unit #104
- Floor‑to‑ceiling storefront windows at a hard corner
- Two dedicated parking stalls included
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
$19,065
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
4.24%
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%
$381,300
$381.3K
Cap Rate 7%
$272,357
$272.4K
Cap Rate 9%
$211,833
$211.8K
Market Conditions
NOI Build-Up for 1,276 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
$28.0K $21.96/SF
− Vacancy
−$785 −$0.61/SF
EGI
$27.2K $21.35/SF
− OpEx
−$8.2K −$6.40/SF
NOI
$19.1K $14.94/SF
Area
Salt Lake City, UT
Vacancy
2.80%
Lease Rate
$21.96 /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%
$381,300
Cap Rate 7%
$272,357
Cap Rate 9%
$211,833
Alternative Uses
Best Use
Retail
$272.4K
$238.3K – $317.8K
NOI $19,065 @ 7.0% cap · market cap 4.24%
Second Best
Office B
$264.3K
$231.3K – $308.4K
NOI $18,501 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$343.8K
$300.8K – $401.1K
NOI $24,064 @ 7.0% cap · market cap 5.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
393
Businesses Nearby
Explore this area
Business Placement
Demographics for 84106, UT
35,892
Population
16,782
Households
2.1
Avg Household Size
35
Median Age
57%
College-Educated
97%
High-School Grad
6.0 sq mi
ZIP Area
5,982
Density / Sq Mi
$94,452
Median Household Income
$56,358
Median Earnings
$1,576
Median Rent
$529,100
Median Home Value
Market
Vacancy Rate% for Office in Salt Lake City, UT
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - New commercial unit with flexible retail or professional office positioning and two dedicated parking stalls.
Where is this mixed-use property located?
The property is located at 501 E 2700 S #104 Salt Lake City, UT.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 1,276 rentable square feet in Unit #104; Floor‑to‑ceiling storefront windows at a hard corner; Two dedicated parking stalls included
