New Flex Industrial
For Sale
$1,100,000
Pending
780 N Old Highway 91, Hurricane, UT 84737
Commercial Sale, Hurricane, UT
Property Size5,000 SF
Lot Size0.34 Acres
Days on Market139
Property Features for 780 N Old Highway 91
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
Industrial
Subdivision
Hurricane Valley
Standard status
Pending
APN
H-BAJR-2-PT-A
Size
5,000 SF
Lot size
0.34 Acres
Building Details
Year built
2026
Floors in Building
1
Listing Agency:
KW Ascend Keller Williams Realty
(435) 767-9888
Listed By:
Lindsay Talbert · License #13948484
(435) 900-2469
Added: Apr 26
Changed: Aug 31
Last Checked: Sep 11 at 10:06PM
MLS# 26-271725
Copyright © 2026 Washington County Board of Realtors. 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.
This 5,000-square-foot flex industrial unit is under construction as part of a 20-unit small-bay development, with completion targeted in 60–90 days. The 2026 building will include full climate control, 1- to 3-phase power, two bathrooms, a 24' x 12' private office, mezzanine space, and insulated overhead doors. The 0.34-acre site will feature a paved, fenced, and landscaped yard, with an optional loading dock available. No CAM fees are specified.
The property is located on Old Highway 91 in Hurricane with direct access to I-15 and SR-9. Nearby businesses include Walmart Distribution, FedEx Ground, Orgill, and Lifehouse Foods. St. George is approximately 17 minutes away, while Las Vegas and Salt Lake City are approximately two and four hours away, respectively.
The property is located on Old Highway 91 in Hurricane with direct access to I-15 and SR-9. Nearby businesses include Walmart Distribution, FedEx Ground, Orgill, and Lifehouse Foods. St. George is approximately 17 minutes away, while Las Vegas and Salt Lake City are approximately two and four hours away, respectively.
Key Highlights
- 5,000 SF industrial flex unit on a 0.34‑acre lot
- Under construction with anticipated delivery in 60‑90 days
- Full climate control, 1‑3 phase power, and insulated overhead doors
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
$42,320
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
3.85%
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%
$846,400
$846.4K
Cap Rate 7%
$604,571
$604.6K
Cap Rate 9%
$470,222
$470.2K
Market Conditions
NOI Build-Up for 5,000 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
$54.0K $10.80/SF
− Vacancy
−$4.2K −$0.84/SF
EGI
$49.8K $9.96/SF
− OpEx
−$7.5K −$1.49/SF
NOI
$42.3K $8.46/SF
Area
Washington County, UT
Vacancy
7.80%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
15.00%
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%
$846,400
Cap Rate 7%
$604,571
Cap Rate 9%
$470,222
Alternative Uses
Best Use
Warehouse
$604.6K
$529.0K – $705.3K
NOI $42,320 @ 7.0% cap · market cap 3.85%
Second Best
Flex RnD
$510.9K
$447.0K – $596.0K
NOI $35,762 @ 7.0% cap · market cap 3.25%
Theoretical Best
Specialty Retail
$1.38M
$1.20M – $1.61M
NOI $96,381 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 84737, UT
21,212
Population
9,320
Households
2.3
Avg Household Size
39
Median Age
26%
College-Educated
95%
High-School Grad
250.1 sq mi
ZIP Area
85
Density / Sq Mi
$70,417
Median Household Income
$31,315
Median Earnings
$1,239
Median Rent
$420,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Climate-controlled flex space with office, mezzanine storage, private yard, and M-1 zoning.
Where is this flex space located?
The property is located at 780 N Old Highway 91 Hurricane, UT.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 5,000 SF industrial flex unit on a 0.34‑acre lot; Under construction with anticipated delivery in 60‑90 days; Full climate control, 1‑3 phase power, and insulated overhead doors
