Food Manufacturing
For Sale
$774,900
601 W 2675 N, Cedar City, UT 84721
Commercial Sale, Cedar City, UT
Property Size4,000 SF
Lot Size0.33 Acres
Price / SF$193.73
Days on Market170
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-SA00
(435) 701-0148
Added: Apr 11
Changed: Aug 19
Last Checked: Sep 27 at 1:06PM
MLS# 2149914
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Investment Insights
Based on property information with market context.
This manufacturing property includes open production areas, three large walk-in coolers, a commercial hood system, and a practical arrangement for food-related operations. Approximately 800 sq ft is allocated to office and reception functions, with a break room and restrooms also provided. A detached secondary structure is configured as an additional walk-in cooler.
Building systems include 3-phase power, forced-air natural gas heat, refrigerated air conditioning, and a roll-up shipping door. The 0.33-acre site has paved access and exterior storage areas. Located at 601 W 2675 N in Cedar City, the property is minutes from the I-15 North Interchange and provides access suited to distribution and logistics. Constructed in 2007, the facility can support food manufacturing, commercial kitchen, specialty production, or warehouse operations as supported by its existing features.
Building systems include 3-phase power, forced-air natural gas heat, refrigerated air conditioning, and a roll-up shipping door. The 0.33-acre site has paved access and exterior storage areas. Located at 601 W 2675 N in Cedar City, the property is minutes from the I-15 North Interchange and provides access suited to distribution and logistics. Constructed in 2007, the facility can support food manufacturing, commercial kitchen, specialty production, or warehouse operations as supported by its existing features.
Key Highlights
- Three large walk‑in coolers plus a detached structure configured as an additional walk‑in cooler
- Approximately 800 sq ft of office and reception space with break room and restrooms
- Commercial hood system and open production areas for food‑related manufacturing
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
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Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
46
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Configured with walk-in coolers, commercial hood, office space, and production areas for food-related manufacturing.
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 structure configured as an additional walk‑in cooler; Approximately 800 sq ft of office and reception space with break room and restrooms; Commercial hood system and open production areas for food‑related manufacturing
