End Unit Flex Office
For Sale
$698,000
Pending
7777 S ALLEN ST W Unit 1-K, Midvale, UT 84047
End unit flex office warehouse fronts Allen Street in a fenced, gated Midvale Business Park condo.
Property Size2,156 SF
Days on Market96
Property Features for 7777 S ALLEN ST W Unit 1-K
General Information
Standard status
Pending
Size
2,156 SF
Property subtype
Retail
Additional Details
Fenced Yard
Yes
Building Details
Building Size
2,156 SF
Year Built
2001
Listing Agency:
Scott Romney Investment Realty Inc
Listed By:
Scott Romney · License #5462484-PB00
(801) 571-1855
Source:
Liftrealty
Added: Jun 1
Changed: Sep 3
Last Checked: Sep 4 at 5:49AM
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 Scott Romney Investment Realty Inc
Investment Insights
Based on property information with market context.
This end unit flex office warehouse condo is located within Midvale Business Park and fronts Allen Street. The property is part of a fenced and gated complex, providing controlled access for tenants and users.
An owner association fee of $200.00 per month is in place. The association pays for yard care, roof maintenance, sewer, water, exterior lighting, building insurance, and garbage dumpsters.
Square footage figures are provided as a courtesy estimate only and were obtained from the County Assessor; buyers are advised to conduct an independent measurement.
An owner association fee of $200.00 per month is in place. The association pays for yard care, roof maintenance, sewer, water, exterior lighting, building insurance, and garbage dumpsters.
Square footage figures are provided as a courtesy estimate only and were obtained from the County Assessor; buyers are advised to conduct an independent measurement.
Key Highlights
- End unit flex office warehouse fronts Allen Street in a fenced, gated Midvale Business Park condo
- Year built 2001
- Midvale Business Park condo in a fenced and gated complex
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
$33,850
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
4.85%
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%
$677,000
$677.0K
Cap Rate 7%
$483,571
$483.6K
Cap Rate 9%
$376,111
$376.1K
Market Conditions
NOI Build-Up for 2,156 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
$55.1K $25.56/SF
− Vacancy
−$3.0K −$1.41/SF
EGI
$52.1K $24.15/SF
− OpEx
−$18.2K −$8.45/SF
NOI
$33.8K $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%
$677,000
Cap Rate 7%
$483,571
Cap Rate 9%
$376,111
Alternative Uses
Best Use
Flex RnD
$483.6K
$423.1K – $564.2K
NOI $33,850 @ 7.0% cap · market cap 4.85%
Second Best
Warehouse
$254.2K
$222.5K – $296.6K
NOI $17,796 @ 7.0% cap · market cap 2.55%
Theoretical Best
Multifamily LT 5
$28.71M
$25.12M – $33.49M
NOI $2,009,555 @ 7.0% cap · market cap 287.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
534
Businesses Nearby
Under-served
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Flex space - End unit flex office warehouse fronts Allen Street in a fenced, gated Midvale Business Park condo.
Where is this flex space located?
The property is located at 7777 S ALLEN ST W Unit 1-K Midvale, UT.
What is the asking price?
The asking price for this property is $698,000.
What are key features of this property?
This property features: End unit flex office warehouse fronts Allen Street in a fenced, gated Midvale Business Park condo; Year built 2001; Midvale Business Park condo in a fenced and gated complex
