Food Manufacturing
For Sale
$774,900
601 W 2675 N, Cedar City, UT 84721
COMMERCIAL - Cedar City, UT
Property Size4,000 SF
Lot Size0.33 Acres
Price / SF$193.73
Days on Market125
Property Features for 601 W 2675 N
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Cedar Cty; Enoch; Pintura
Standard status
Active
APN
B-1534-0002-0001
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
2734
Building Details
Year built
2007
Listing Agency:
Fathom Realty (Cedar City)
(435) 313-3500
Listed By:
M. Scott Jolley · License #5505217-SA
(435) 701-0148
Added: Apr 11
Changed: Aug 4
Last Checked: Aug 13 at 9:06AM
MLS# 2149914
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Investment Insights
Based on property information with market context.
This manufacturing property includes open production areas configured for food processing, three large walk-in coolers, a commercial hood system, and a detached structure set up as an additional walk-in cooler. The improvements also include approximately 800 square feet of office and reception space, a break room, restrooms, and a roll-up shipping door. The building has 3-phase power, forced-air natural gas heating, and refrigerated air conditioning.
Situated at 601 W 2675 N in Cedar City, the property occupies 0.33 acres and offers paved access, exterior storage, and access to the I-15 North Interchange. The facility was built in 2007 and was most recently operated as an empanada production facility.
Situated at 601 W 2675 N in Cedar City, the property occupies 0.33 acres and offers paved access, exterior storage, and access to the I-15 North Interchange. The facility was built in 2007 and was most recently operated as an empanada production facility.
Key Highlights
- Three large walk‑in coolers plus a detached additional walk‑in cooler
- Commercial hood system and open food‑production areas
- Approximately 800 square feet of office and reception space
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
$37,413
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
4.83%
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%
$748,260
$748.3K
Cap Rate 7%
$534,471
$534.5K
Cap Rate 9%
$415,700
$415.7K
Market Conditions
NOI Build-Up for 4,000 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
$44.6K $11.16/SF
− Vacancy
−$625 −$0.16/SF
EGI
$44.0K $11.00/SF
− OpEx
−$6.6K −$1.65/SF
NOI
$37.4K $9.35/SF
Area
Iron County, UT
Vacancy
1.40%
Lease Rate
$11.16 /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%
$748,260
Cap Rate 7%
$534,471
Cap Rate 9%
$415,700
Alternative Uses
Best Use
Warehouse
$534.5K
$467.7K – $623.6K
NOI $37,413 @ 7.0% cap · market cap 4.83%
Second Best
Specialty Retail
$467.8K
$409.3K – $545.7K
NOI $32,743 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$816.9K
$714.8K – $953.1K
NOI $57,185 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 84721, UT
27,329
Population
9,638
Households
2.8
Avg Household Size
29
Median Age
29%
College-Educated
92%
High-School Grad
186.9 sq mi
ZIP Area
146
Density / Sq Mi
$73,342
Median Household Income
$30,662
Median Earnings
$1,076
Median Rent
$345,000
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?
Manufacturing property - Equipped production property with commercial refrigeration, hood system, office space, and distribution-oriented access.
Where is this manufacturing property located?
The property is located at 601 W 2675 N Cedar City, UT.
What is the asking price?
The asking price for this property is $774,900.
What are key features of this property?
This property features: Three large walk‑in coolers plus a detached additional walk‑in cooler; Commercial hood system and open food‑production areas; Approximately 800 square feet of office and reception space
