Multi-Tenant Office
For Sale
$580,000
610 N Main #a, Clearfield, UT 84015
Office property with separate basement access, private rooms, signage, and on-site parking near I-15.
Property Size1,809 SF
Price / SF$320.62
Days on Market15
Property Features for 610 N Main #a
General Information
Standard status
Active
Size
1,809 SF
Additional Details
Highway Access
Yes
Amenities
signage
separate entrance to basement
Building Details
Year Built
1997
Listing Agency:
Coldwell Banker Realty (South Ogden)
(801) 389-6947
Listed By:
Shauna Ray
Source:
Liveutah
Added: Aug 15
Changed: Aug 28
Last Checked: Aug 28 at 10:50AM
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 Coldwell Banker Realty (South Ogden)
Investment Insights
Based on property information with market context.
This office property, built in 1997, is arranged for multi-tenant occupancy with private rooms on two levels. The upper floor contains three private offices and a bathroom, while the lower level provides two additional private offices and a second bathroom. Recent flooring has been installed in the basement, which also has its own entrance.
The property is located at 610 N Main #a in Clearfield, Utah, next to I-15 and near an entrance to Hill Air Force Base. Exterior signage and ample parking are included, supporting straightforward access for occupants and visitors.
The property is located at 610 N Main #a in Clearfield, Utah, next to I-15 and near an entrance to Hill Air Force Base. Exterior signage and ample parking are included, supporting straightforward access for occupants and visitors.
Key Highlights
- Five private offices arranged across two levels
- Separate entrance serves the basement
- Two bathrooms support the office layout
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
$21,994
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
3.79%
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%
$439,880
$439.9K
Cap Rate 7%
$314,200
$314.2K
Cap Rate 9%
$244,378
$244.4K
Market Conditions
NOI Build-Up for 1,809 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
$31.9K $17.64/SF
− Vacancy
−$2.6K −$1.43/SF
EGI
$29.3K $16.21/SF
− OpEx
−$7.3K −$4.05/SF
NOI
$22.0K $12.16/SF
Area
Davis County, UT
Vacancy
8.10%
Lease Rate
$17.64 /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%
$439,880
Cap Rate 7%
$314,200
Cap Rate 9%
$244,378
Alternative Uses
Best Use
Office B
$314.2K
$274.9K – $366.6K
NOI $21,994 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$417.8K
$365.6K – $487.4K
NOI $29,246 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
332
Businesses Nearby
Explore this area
Business Placement
Demographics for 84015, UT
68,548
Population
23,058
Households
3
Avg Household Size
30
Median Age
25%
College-Educated
93%
High-School Grad
20.8 sq mi
ZIP Area
3,296
Density / Sq Mi
$92,634
Median Household Income
$43,208
Median Earnings
$1,385
Median Rent
$377,200
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 building - Office property with separate basement access, private rooms, signage, and on-site parking near I-15.
Where is this office building located?
The property is located at 610 N Main #a Clearfield, UT.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: Five private offices arranged across two levels; Separate entrance serves the basement; Two bathrooms support the office layout
