Remodeled Two-Unit Office
New
For Sale
$690,800
6691 S 1300 E Unit 100, Cottonwood Heights, UT 84121
Two adjoining office condominiums offer upgraded interiors, flexible layouts, and reserved covered parking.
Property Size2,512 SF
Price / SF$275
Days on Market7
Property Features for 6691 S 1300 E Unit 100
General Information
Standard status
Active
Size
2,512 SF
Total Parking Spaces
3
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Floor
1-2
Office Units
2
Building Details
Building Size
2,512 SF
Year Built
2000
Listing Agency:
Align Complete Real Estate Services LLC
(801) 577-2175
Listed By:
Jody Jones · License #UT 9333926-SA0
(801) 577-2175
Source:
Liftrealty
Added: Aug 3
Changed: Aug 9
Last Checked: Aug 9 at 7:30AM
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 Align Complete Real Estate Services LLC
Investment Insights
Based on property information with market context.
This offering combines Suites #100 and #200 at 6691 S 1300 E in Cottonwood Heights, creating 2,512 SF of remodeled office condominium space. The suites are conveyed together with Parcel Nos. 22-20-432-011 and 22-20-432-009. Interior improvements include upgraded finishes and efficient office layouts suited to a range of business uses. The property was built in 2000.
Frontage on 1300 East provides direct exposure, while access to I-215 and other major transportation corridors supports connectivity throughout the Salt Lake Valley. Three reserved covered parking stalls supplement abundant open parking. Restaurants, retail, and professional services surround the property, with access to downtown Salt Lake City, the airport, and the Wasatch canyons.
Frontage on 1300 East provides direct exposure, while access to I-215 and other major transportation corridors supports connectivity throughout the Salt Lake Valley. Three reserved covered parking stalls supplement abundant open parking. Restaurants, retail, and professional services surround the property, with access to downtown Salt Lake City, the airport, and the Wasatch canyons.
Key Highlights
- 2,512 SF across adjoining Suites #100 and #200
- Two remodeled office condominiums conveyed together
- Includes Parcel Nos. 22‑20‑432‑011 and 22‑20‑432‑009
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
$36,421
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
5.27%
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%
$728,420
$728.4K
Cap Rate 7%
$520,300
$520.3K
Cap Rate 9%
$404,678
$404.7K
Market Conditions
NOI Build-Up for 2,512 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
$54.0K $21.48/SF
− Vacancy
−$5.4K −$2.15/SF
EGI
$48.6K $19.33/SF
− OpEx
−$12.1K −$4.83/SF
NOI
$36.4K $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%
$728,420
Cap Rate 7%
$520,300
Cap Rate 9%
$404,678
Alternative Uses
Best Use
Office B
$520.3K
$455.3K – $607.0K
NOI $36,421 @ 7.0% cap · market cap 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$33.45M
$29.27M – $39.02M
NOI $2,341,374 @ 7.0% cap · market cap 338.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,310
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 - Two adjoining office condominiums offer upgraded interiors, flexible layouts, and reserved covered parking.
Where is this office units located?
The property is located at 6691 S 1300 E Unit 100 Cottonwood Heights, UT.
What is the asking price?
The asking price for this property is $690,800.
What are key features of this property?
This property features: 2,512 SF across adjoining Suites #100 and #200; Two remodeled office condominiums conveyed together; Includes Parcel Nos. 22‑20‑432‑011 and 22‑20‑432‑009
