Office Condo with Two
For Sale
$429,900
6796 S 1300 E #l, Cottonwood Heights, UT 84121
Main-floor suite includes reception, meeting, and private office areas.
Property Size1,740 SF
Price / SF$247.07
Days on Market36
Property Features for 6796 S 1300 E #l
General Information
Standard status
Active
Size
1,740 SF
Additional Details
Highway Access
Yes
Office Units
2
Building Details
Year Built
1999
Listing Agency:
Chapman-Richards & Associates, Inc.
(801) 278-4414
Listed By:
George P Richards
Source:
Chancehammock
Added: Jul 25
Changed: Aug 28
Last Checked: Aug 25 at 8:23AM
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 Chapman-Richards & Associates, Inc.
Investment Insights
Based on property information with market context.
This office condominium includes a main-floor suite measuring 875 square feet, arranged with a reception area, two offices, a conference room, and a restroom. The main-floor space is available for lease, while the upstairs unit is occupied by a long-term tenant.
The property is near retail and I-215, with substantial on-site parking. A full parking lot renovation is scheduled, and the sellers have already paid the related assessment in full. The condominium is currently occupied, and showings require an appointment through the agent.
The property is near retail and I-215, with substantial on-site parking. A full parking lot renovation is scheduled, and the sellers have already paid the related assessment in full. The condominium is currently occupied, and showings require an appointment through the agent.
Key Highlights
- 875 SF main‑floor office suite
- Reception area, two offices, conference room, and restroom
- Upstairs unit leased to a long‑term tenant
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
$25,228
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
5.87%
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%
$504,560
$504.6K
Cap Rate 7%
$360,400
$360.4K
Cap Rate 9%
$280,311
$280.3K
Market Conditions
NOI Build-Up for 1,740 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
$37.4K $21.48/SF
− Vacancy
−$3.7K −$2.15/SF
EGI
$33.6K $19.33/SF
− OpEx
−$8.4K −$4.83/SF
NOI
$25.2K $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%
$504,560
Cap Rate 7%
$360,400
Cap Rate 9%
$280,311
Alternative Uses
Best Use
Office B
$360.4K
$315.4K – $420.5K
NOI $25,228 @ 7.0% cap · market cap 5.87%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$23.17M
$20.27M – $27.03M
NOI $1,621,812 @ 7.0% cap · market cap 377.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Yes
Highway 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Main-floor suite includes reception, meeting, and private office areas.
Where is this office units located?
The property is located at 6796 S 1300 E #l Cottonwood Heights, UT.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: 875 SF main‑floor office suite; Reception area, two offices, conference room, and restroom; Upstairs unit leased to a long‑term tenant
