Office Building with Bullpen
New
For Sale
$1,550,000
7720 S 700 E, Sandy, UT 84047
Corner-site office property with private rooms, bullpen areas, parking, and phone-system infrastructure.
Property Size5,626 SF
Lot Size0.93 Acres
Price / SF$275.51
Days on Market2
Property Features for 7720 S 700 E
General Information
Standard status
Active
Size
5,626 SF
Class
C
Lot size
0.93 Acres
Property subtype
Single Tenant Office
Zoning
Commercial Neighborhood
Site & Location
Traffic Count
24,900 vehicles/day
Road Access
Yes
Additional Details
Land Use
commercial, retail, office
Building Details
Building Size
5,626 SF
Year Built
1977
Buildings
1
Listing Agency:
Investment Realty Advisors, LLC
(435) 631-2920
Listed By:
Elliot Abel · License #9416637
(435) 631-2920
Source:
Thebrokerlist
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 16 at 4:03AM
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 Investment Realty Advisors, LLC
Investment Insights
Based on property information with market context.
The property includes a 5,626-square-foot office building constructed in 1977 across four parcels totaling .93 acres. Interior improvements include 13 rooms, nine offices, several bullpen areas, and an expansive lower-level bullpen. Existing infrastructure supports a phone system, while the site also provides a large parking area.
Located at a corner intersection on S 700 E, the property is across from Harmons and positioned between Hillcrest High School and Union Middle School. Average daily traffic is 24,900. Commercial Neighborhood zoning identifies Commercial, Retail, and Office uses as approved, with 40-foot building heights. The site has been evaluated for approximately 15,000+ square feet of additional medical-office development.
Located at a corner intersection on S 700 E, the property is across from Harmons and positioned between Hillcrest High School and Union Middle School. Average daily traffic is 24,900. Commercial Neighborhood zoning identifies Commercial, Retail, and Office uses as approved, with 40-foot building heights. The site has been evaluated for approximately 15,000+ square feet of additional medical-office development.
Key Highlights
- 5,626 SF office building on .93 acres across 4 parcels
- Interior layout includes 13 rooms, 9 offices, and multiple bullpen areas
- Commercial Neighborhood zoning with 40‑foot building heights
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
$81,571
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
5.26%
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%
$1,631,420
$1.6M
Cap Rate 7%
$1,165,300
$1.2M
Cap Rate 9%
$906,344
$906.3K
Market Conditions
NOI Build-Up for 5,626 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
$120.8K $21.48/SF
− Vacancy
−$12.1K −$2.15/SF
EGI
$108.8K $19.33/SF
− OpEx
−$27.2K −$4.83/SF
NOI
$81.6K $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%
$1,631,420
Cap Rate 7%
$1,165,300
Cap Rate 9%
$906,344
Alternative Uses
Best Use
Office B
$1.17M
$1.02M – $1.36M
NOI $81,571 @ 7.0% cap · market cap 5.26%
Second Best
Healthcare Medical
$961.8K
$841.5K – $1.12M
NOI $67,323 @ 7.0% cap · market cap 4.34%
Theoretical Best
Multifamily LT 5
$74.91M
$65.55M – $87.40M
NOI $5,243,858 @ 7.0% cap · market cap 338.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
24,900 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
481
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Corner-site office property with private rooms, bullpen areas, parking, and phone-system infrastructure.
Where is this office building located?
The property is located at 7720 S 700 E Sandy, UT.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 5,626 SF office building on .93 acres across 4 parcels; Interior layout includes 13 rooms, 9 offices, and multiple bullpen areas; Commercial Neighborhood zoning with 40‑foot building heights
