Climate-Controlled Flex
For Sale
$1,100,000
Pending
780 N Old Highway 91, Hurricane, UT 84737
Commercial Sale, Hurricane, UT
Property Size5,000 SF
Lot Size0.44 Acres
Days on Market141
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-5-PT-A
Size
5,000 SF
Lot size
0.44 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 13 at 3:06PM
MLS# 26-271732
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 space is under construction within a planned industrial development. The unit will include climate control, a mezzanine for storage or additional workspace, insulated overhead doors, two bathrooms, and a 24' x 12' private office. The property also includes a landscaped, fenced yard and 1-3 phase power, with the option to add a loading dock at additional cost. Construction is scheduled for 2026, and the site is zoned M-1.
Located along Old Highway 91 in Hurricane’s industrial corridor, the property offers access to I-15 and SR-9. Select units in the development have I-15 frontage. Nearby distribution and industrial users include Walmart Distribution, FedEx Ground, and Orgill. The development contains 20 industrial units offered in 5,000 SF and 10,000 SF configurations, with no CAM fees.
Located along Old Highway 91 in Hurricane’s industrial corridor, the property offers access to I-15 and SR-9. Select units in the development have I-15 frontage. Nearby distribution and industrial users include Walmart Distribution, FedEx Ground, and Orgill. The development contains 20 industrial units offered in 5,000 SF and 10,000 SF configurations, with no CAM fees.
Key Highlights
- 5,000 SF flex space under construction with 2026 completion
- M‑1 zoning with climate‑controlled interior space
- Mezzanine, insulated overhead doors, two bathrooms, and a 24' x 12' private office
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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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway 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
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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 - Under-construction industrial space with a private office, mezzanine, fenced yard, and direct regional highway access.
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 flex space under construction with 2026 completion; M‑1 zoning with climate‑controlled interior space; Mezzanine, insulated overhead doors, two bathrooms, and a 24' x 12' private office
