Top-Floor Office
For Sale
$795,000
6412 S 900 E #101, Murray, UT 84121
The suite includes private offices, a break room, private bathroom, and separate entrance.
Property Size3,384 SF
Lot Size0.65 Acres
Price / SF$234.93
Days on Market34
Property Features for 6412 S 900 E #101
General Information
Standard status
Active
Size
3,384 SF
Lot size
0.65 Acres
Zoning
CC
Additional Details
Floor
Top Floor
Amenities
private offices
private bathroom
break room
private entrance
signage
extra storage
Building Details
Year Built
2007
Listing Agency:
CRE Specialists, LLC
(801) 876-6070
Listed By:
Justin Welch · License #6561454-PB00
Source:
Redsign
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 28 at 4:04PM
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 CRE Specialists, LLC
Investment Insights
Based on property information with market context.
This 3,384-square-foot top-floor office suite offers a practical layout with six private offices, a dedicated entrance, a private bathroom, and a break room. Additional storage is available within the property, and signage is permitted. Built in 2007, the office unit is part of a 0.65-acre parcel with CC zoning.
The property is positioned along 900 East within an established retail and residential trade area. Wheeler Farm is located across the street, providing a recognizable surrounding landmark and established context for the office setting.
The property is positioned along 900 East within an established retail and residential trade area. Wheeler Farm is located across the street, providing a recognizable surrounding landmark and established context for the office setting.
Key Highlights
- 3,384‑square‑foot top‑floor office suite
- Six private offices with a private entrance
- Private bathroom and break room 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
$49,065
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
6.17%
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%
$981,300
$981.3K
Cap Rate 7%
$700,929
$700.9K
Cap Rate 9%
$545,167
$545.2K
Market Conditions
NOI Build-Up for 3,384 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
$72.7K $21.48/SF
− Vacancy
−$7.3K −$2.15/SF
EGI
$65.4K $19.33/SF
− OpEx
−$16.4K −$4.83/SF
NOI
$49.1K $14.50/SF
Area
Salt Lake County, UT
Vacancy
10.00%
Lease Rate
$21.48 /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%
$981,300
Cap Rate 7%
$700,929
Cap Rate 9%
$545,167
Alternative Uses
Best Use
Office B
$700.9K
$613.3K – $817.8K
NOI $49,065 @ 7.0% cap · market cap 6.17%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$45.06M
$39.43M – $52.57M
NOI $3,154,144 @ 7.0% cap · market cap 396.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Explore this area
Business Placement
Demographics for 84121, UT
41,628
Population
16,669
Households
2.5
Avg Household Size
40
Median Age
52%
College-Educated
97%
High-School Grad
64.5 sq mi
ZIP Area
645
Density / Sq Mi
$114,912
Median Household Income
$56,990
Median Earnings
$1,732
Median Rent
$614,500
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 units - The suite includes private offices, a break room, private bathroom, and separate entrance.
Where is this office units located?
The property is located at 6412 S 900 E #101 Murray, UT.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 3,384‑square‑foot top‑floor office suite; Six private offices with a private entrance; Private bathroom and break room included
