Versatile Commercial Buildings Investment
For Sale
$6,350,000
7676-7680 S State St, Midvale, UT 84047
Four commercial buildings on 1.29 acres with income potential.
Property Size21,074 SF
Lot Size1.29 Acres
Days on Market168
Property Features for 7676-7680 S State St
General Information
Standard status
Active
Size
21,074 SF
Class
C
Lot size
1.29 Acres
Property subtype
Retail
Building Details
Building Size
21,074 SF
Year Built
1976
Listing Agency:
InterNet Properties Inc
(801) 879-7870
Listed By:
Chris Metos · License #8228033-SA00
(801) 879-7870
Source:
Iproperties
Added: Mar 6
Changed: Aug 18
Last Checked: Aug 20 at 5:58AM
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 InterNet Properties Inc
Investment Insights
Based on property information with market context.
This investment opportunity features four commercial buildings situated on two parcels, totaling 1.29 acres. Two of the buildings are flex-style structures encompassing 40 individual units, which offer the flexibility to be combined to accommodate current or future tenant expansion needs. The remaining two buildings include a single-family residence and a fully renovated retail space, now equipped for restaurant use including a brand new hood, grease trap, restrooms, flooring, and lighting. The restaurant building includes a newly executed 5-year lease. The property benefits from close proximity to major freeways, public transportation options, and high average daily traffic counts. The property is centrally located with excellent accessibility off of State Street. It is ideal for investors seeking stability and value-add opportunities in a dynamic Salt Lake County market.
Key Highlights
- Immediate in‑place cash flow with strong upside potential.
- Four commercial buildings on two parcels totaling 1.29 acres.
- Newly executed 5‑year lease on fully renovated retail/restaurant building.
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
$330,867
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
5.21%
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%
$6,617,340
$6.6M
Cap Rate 7%
$4,726,671
$4.7M
Cap Rate 9%
$3,676,300
$3.7M
Market Conditions
NOI Build-Up for 21,074 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
$538.7K $25.56/SF
− Vacancy
−$29.6K −$1.41/SF
EGI
$509.0K $24.15/SF
− OpEx
−$178.2K −$8.45/SF
NOI
$330.9K $15.70/SF
Area
Salt Lake County, UT
Vacancy
5.50%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
35.00%
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%
$6,617,340
Cap Rate 7%
$4,726,671
Cap Rate 9%
$3,676,300
Alternative Uses
Best Use
Flex RnD
$4.73M
$4.14M – $5.51M
NOI $330,867 @ 7.0% cap · market cap 5.21%
Second Best
Mixed Use
$4.36M
$3.81M – $5.08M
NOI $304,909 @ 7.0% cap · market cap 4.80%
Theoretical Best
Multifamily LT 5
$280.61M
$245.53M – $327.38M
NOI $19,642,565 @ 7.0% cap · market cap 309.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
757
Businesses Nearby
Explore this area
Business Placement
Demographics for 84047, UT
37,146
Population
17,221
Households
2.2
Avg Household Size
33
Median Age
34%
College-Educated
92%
High-School Grad
6.4 sq mi
ZIP Area
5,804
Density / Sq Mi
$73,120
Median Household Income
$43,845
Median Earnings
$1,482
Median Rent
$404,200
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Mixed-use property - Four commercial buildings on 1.29 acres with income potential.
Where is this mixed-use property located?
The property is located at 7676-7680 S State St Midvale, UT.
What is the asking price?
The asking price for this property is $6,350,000.
What are key features of this property?
This property features: Immediate in‑place cash flow with strong upside potential.; Four commercial buildings on two parcels totaling 1.29 acres.; Newly executed 5‑year lease on fully renovated retail/restaurant building.
