Two-Unit Office
For Sale
$2,999,999
757 S 1040 W, Payson, UT 84651
Commercial Sale, Payson, UT
Property Size6,106 SF
Lot Size0.14 Acres
Price / SF$491.32
Days on Market316
Property Features for 757 S 1040 W
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Subdivision
PAYSON PROFESSIONAL PLAZA CONDOS
Standard status
Active
APN
49-867-0201
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
14312
Building Details
Year built
2017
Listing Agency:
KW WESTFIELD · Keller Williams Realty
(801) 850-5600
Listed By:
Paul W Gardner
Added: Nov 18, 2025
Changed: Aug 19
Last Checked: Sep 30 at 2:06PM
MLS# 2123409
Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2017, this commercial office property includes two professional suites, each measuring approximately 3,053 square feet. Each unit is paired with an unfinished 3,053-square-foot basement that can support storage or future interior improvements. One suite is occupied by a dental office with approximately 7 years remaining on the lease, while the adjoining suite is vacant. Commercial zoning supports office, medical, dental, and personal-service uses identified for the property.
The property is located at 757 and 759 S 1040 W in Payson, near 800 South and I-15. The 0.14-acre site provides access to a location positioned for clients and employees traveling through the area. The two-suite arrangement offers a combination of existing tenancy and available office space within the same building.
The property is located at 757 and 759 S 1040 W in Payson, near 800 South and I-15. The 0.14-acre site provides access to a location positioned for clients and employees traveling through the area. The two-suite arrangement offers a combination of existing tenancy and available office space within the same building.
Key Highlights
- Two office units, each approximately 3,053 sq ft
- Matching unfinished 3,053 sq ft basement beneath each unit
- One suite occupied by a dental office with approximately 7 years remaining on the lease
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
$85,728
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
2.86%
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%
$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
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
$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 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%
$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.
Property Analytics
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Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
323
Businesses Nearby
Explore this area
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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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 units - Professional office configuration with one occupied suite, one available suite, and unfinished lower-level space.
Where is this office units 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, each approximately 3,053 sq ft; Matching unfinished 3,053 sq ft basement beneath each unit; One suite occupied by a dental office with approximately 7 years remaining on the lease
