Office Units with Unfinished
For Sale
$2,999,999
757 S 1040 W, Payson, UT 84651
One suite is occupied by a dental practice, while the adjoining suite is vacant.
Property Size6,106 SF
Price / SF$491.32
Days on Market340
Property Features for 757 S 1040 W
General Information
Standard status
Active
Size
6,106 SF
Property subtype
Commercial
Zoning
Commercial
Additional Details
Highway Access
Yes
Office Units
2
Tenant in Place
Yes
Property Use
Office
Medical Specialty
dental
Taxes and HOA fees
Annual Taxes
$14,312
Building Details
Year Built
2017
Tenancy
Multi
Listing Agency:
Etzel Realty, LLC
Listed By:
Frankie Sacco · License #5476963
(435) 637-6777
Source:
Etzelonline
Added: Nov 18, 2025
Changed: Oct 23
Last Checked: Oct 23 at 5:46PM
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 Etzel Realty, LLC
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Investment Insights
Based on property information with market context.
The 2017 property at 757 and 759 S 1040 W comprises two office units, each approximately 3,053 square feet. An unfinished basement of approximately 3,053 square feet serves both units. One office is leased to a dental practice, with approximately seven years remaining on the lease; the adjacent space is vacant. Commercial zoning supports the property’s office use.
The site is near I-15 and 800 South in Payson, Utah. The two-unit layout includes both occupied and vacant office space, along with below-grade area that can accommodate storage or future build-out.
The site is near I-15 and 800 South in Payson, Utah. The two-unit layout includes both occupied and vacant office space, along with below-grade area that can accommodate storage or future build-out.
Key Highlights
- Two office units of approximately 3,053 square feet each
- Unfinished basement measures approximately 3,053 square feet
- One office is leased to a dental practice, with approximately 7 years remaining
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$85,728
Cap Rate
2.86%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,714,560
$1.7M
Cap Rate 7%
$1,224,686
$1.2M
Cap Rate 9%
$952,533
$952.5K
Market Conditions
NOI Build-Up for 6,106 SF
Gross rent
$146.5K $24.00/SF
− Vacancy
−$32.2K −$5.28/SF
EGI
$114.3K $18.72/SF
− OpEx
−$28.6K −$4.68/SF
NOI
$85.7K $14.04/SF
Area
Utah County, UT
Vacancy
22.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,714,560
Cap Rate 7%
$1,224,686
Cap Rate 9%
$952,533
Alternative Uses
Best Use
Office B
$1.22M
$1.07M – $1.43M
NOI $85,728 @ 7.0% cap · market cap 2.86%
Second Best
Healthcare Medical
$1.05M
$920.0K – $1.23M
NOI $73,598 @ 7.0% cap · market cap 2.45%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,821 @ 7.0% cap · market cap 3.93%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
323
Businesses Nearby
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Business Placement
Demographics for 84651, UT
28,416
Population
8,956
Households
3.2
Avg Household Size
29
Median Age
29%
College-Educated
94%
High-School Grad
126.7 sq mi
ZIP Area
224
Density / Sq Mi
$94,152
Median Household Income
$37,170
Median Earnings
$1,398
Median Rent
$423,200
Median Home Value
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Market
Vacancy Rate% for Office in West region
Frequently Asked Questions
What type of property is this?
Office unit - One suite is occupied by a dental practice, while the adjoining suite is vacant.
Where is this office unit located?
The property is located at 757 S 1040 W Payson, UT.
What is the asking price?
The asking price for this property is $2,999,999.
What are key features of this property?
This property features: Two office units of approximately 3,053 square feet each; Unfinished basement measures approximately 3,053 square feet; One office is leased to a dental practice, with approximately 7 years remaining
