Two Adjacent Office
For Sale
$438,000
7430 S CREEK RD Unit 104C, Sandy, UT 84093
Two adjacent office suites are offered for sale together or separately, each with month-to-month tenants.
Property Size2,001 SF
Days on Market67
Property Features for 7430 S CREEK RD Unit 104C
General Information
Standard status
Active
Size
2,001 SF
Property subtype
Office
Additional Details
Office Units
2
Building Details
Building Size
2,001 SF
Year Built
2001
Listing Agency:
Align Complete Real Estate Services LLC
(801) 214-8033
Listed By:
Jody Jones · License #UT 9333926-SA0
(801) 577-2175
Source:
Liftrealty
Added: Jul 6
Changed: Sep 9
Last Checked: Sep 9 at 7:18AM
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 includes two adjacent office suites available for purchase together or separately. The space is well suited for traditional office use and medical office users, with the suites currently occupied by month-to-month tenants. This setup provides flexibility for an owner-user to occupy part or all of the space after closing, or for an investor to retain the existing tenants for immediate income. A rent roll is available upon request.
The property is located at 7430 S CREEK RD Unit 104C in Sandy, UT. Additional details and tour scheduling are available through the listing agent.
The property is located at 7430 S CREEK RD Unit 104C in Sandy, UT. Additional details and tour scheduling are available through the listing agent.
Key Highlights
- Two adjacent office suites offered for sale together or separately.
- Year built: 2001.
- Suites are currently occupied by month‑to‑month tenants.
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
$29,012
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
6.62%
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%
$580,240
$580.2K
Cap Rate 7%
$414,457
$414.5K
Cap Rate 9%
$322,356
$322.4K
Market Conditions
NOI Build-Up for 2,001 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
$43.0K $21.48/SF
− Vacancy
−$4.3K −$2.15/SF
EGI
$38.7K $19.33/SF
− OpEx
−$9.7K −$4.83/SF
NOI
$29.0K $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%
$580,240
Cap Rate 7%
$414,457
Cap Rate 9%
$322,356
Alternative Uses
Best Use
Office B
$414.5K
$362.7K – $483.5K
NOI $29,012 @ 7.0% cap · market cap 6.62%
Second Best
Healthcare Medical
$342.1K
$299.3K – $399.1K
NOI $23,945 @ 7.0% cap · market cap 5.47%
Theoretical Best
Multifamily LT 5
$26.64M
$23.31M – $31.08M
NOI $1,865,084 @ 7.0% cap · market cap 425.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
1,645
Businesses Nearby
Explore this area
Business Placement
Demographics for 84093, UT
23,609
Population
8,005
Households
2.9
Avg Household Size
40
Median Age
53%
College-Educated
97%
High-School Grad
5.5 sq mi
ZIP Area
4,293
Density / Sq Mi
$132,453
Median Household Income
$53,053
Median Earnings
$2,090
Median Rent
$643,800
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 Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Two adjacent office suites are offered for sale together or separately, each with month-to-month tenants.
Where is this office building located?
The property is located at 7430 S CREEK RD Unit 104C Sandy, UT.
What is the asking price?
The asking price for this property is $438,000.
What are key features of this property?
This property features: Two adjacent office suites offered for sale together or separately.; Year built: 2001.; Suites are currently occupied by month‑to‑month tenants.
