Rustic Storefront
For Sale
Contact for pricing
600 East 9400 South, Sandy, UT 84070
Commercial space with on-site parking and access to I-15 and the Mountain America Expo Center.
Property Size3,000 SF
Price / SF$331.67
Days on Market17
Property Features for 600 East 9400 South
General Information
Standard status
Active
Size
3,000 SF
Class
B
Total Parking Spaces
14
Property subtype
Retail
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1978
Year Renovated
2000
Units
1
Tenancy
Single
Construction
rustic
Listing Agency:
Colliers - Salt Lake City, Utah
Listed By:
William Riedel · License #13911643-SA00
(801) 652-1105
Source:
Crexi
Added: Aug 17
Changed: Sep 1
Last Checked: Sep 1 at 10:16PM
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 - Salt Lake City, Utah
Investment Insights
Based on property information with market context.
This rustic-style storefront property in Sandy offers approximately 3,000 SF of commercial space, with a layout suited to retail or other storefront-oriented operations. The property includes 14 parking stalls and was built in 1978.
The site is located at 600 East 9400 South in Sandy, Utah, less than 10 minutes from I-15 and the Mountain America Expo Center. Its established storefront configuration and on-site parking provide a practical setting for a customer-facing commercial use.
The site is located at 600 East 9400 South in Sandy, Utah, less than 10 minutes from I-15 and the Mountain America Expo Center. Its established storefront configuration and on-site parking provide a practical setting for a customer-facing commercial use.
Key Highlights
- Approximately 3,000 SF of storefront space
- 14 parking stalls
- Less than 10 minutes from I‑15
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
$44,931
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
4.52%
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%
$898,620
$898.6K
Cap Rate 7%
$641,871
$641.9K
Cap Rate 9%
$499,233
$499.2K
Market Conditions
NOI Build-Up for 3,000 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
$65.9K $21.96/SF
− Vacancy
−$1.7K −$0.56/SF
EGI
$64.2K $21.40/SF
− OpEx
−$19.3K −$6.42/SF
NOI
$44.9K $14.98/SF
Area
Salt Lake County, UT
Vacancy
2.57%
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%
$898,620
Cap Rate 7%
$641,871
Cap Rate 9%
$499,233
Alternative Uses
Best Use
Retail
$641.9K
$561.6K – $748.9K
NOI $44,931 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$39.95M
$34.95M – $46.60M
NOI $2,796,227 @ 7.0% cap · market cap 281.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,041
Businesses Nearby
52k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 50%
Joe's Crab Shack
Dining
19,130 visits/mo
0.3 miles
Mountain America Credit Union
Shops & Services
9,474 visits/mo
0.2 miles
7-Eleven
Shops & Services
8,462 visits/mo
0.2 miles
America First Credit Union
Shops & Services
7,879 visits/mo
0.3 miles
Beans & Brews
Dining
4,317 visits/mo
0.2 miles
Demographics for 84070, UT
30,885
Population
12,212
Households
2.5
Avg Household Size
34
Median Age
36%
College-Educated
93%
High-School Grad
7.3 sq mi
ZIP Area
4,231
Density / Sq Mi
$79,414
Median Household Income
$44,013
Median Earnings
$1,578
Median Rent
$429,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Commercial space with on-site parking and access to I-15 and the Mountain America Expo Center.
Where is this storefront property located?
The property is located at 600 East 9400 South Sandy, UT.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Approximately 3,000 SF of storefront space; 14 parking stalls; Less than 10 minutes from I‑15
