Climate-Controlled Flex
For Sale
$2,200,000
780 N Old Highway 91, Hurricane, UT 84737
Commercial Sale, Hurricane, UT
Property Size10,000 SF
Lot Size0.78 Acres
Price / SF$220
Days on Market137
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
Active
APN
H-BAJR-2
Size
10,000 SF
Lot size
0.78 Acres
Amenities
full climate control
3-phase power
2 bathrooms
private office
mezzanine
insulated overhead doors
paved fenced landscaped yard
optional loading dock
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 29
Changed: Aug 31
Last Checked: Sep 12 at 3:06PM
MLS# 26-271826
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 10,000-square-foot flex property is planned as a 2026 industrial metal building and is currently under construction. The layout includes full-building climate control, three-phase power, two bathrooms, and a private 24-by-12-foot office. A mezzanine adds adaptable area for storage, a second office, or conference use. Insulated overhead doors serve the building, while the exterior will include a paved, fenced, and landscaped yard. An optional loading dock is available.
The property is located at 780 N Old Highway 91 in Hurricane, Utah, with direct access to I-15 and SR-9. Walmart Distribution, FedEx Ground, Orgill, and Lifehouse Foods are identified as neighboring businesses. St. George is 17 minutes away, with Las Vegas approximately 2 hours away and Salt Lake City approximately 4 hours away. M-1 zoning supports the stated industrial property classification.
The property is located at 780 N Old Highway 91 in Hurricane, Utah, with direct access to I-15 and SR-9. Walmart Distribution, FedEx Ground, Orgill, and Lifehouse Foods are identified as neighboring businesses. St. George is 17 minutes away, with Las Vegas approximately 2 hours away and Salt Lake City approximately 4 hours away. M-1 zoning supports the stated industrial property classification.
Key Highlights
- 10,000 SF industrial building under construction with 2026 completion year
- Full climate control, 3‑phase power, 2 bathrooms, and a 24' x 12' private office
- Mezzanine level provides storage, second office, or conference use
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
$84,640
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%
$1,692,800
$1.7M
Cap Rate 7%
$1,209,143
$1.2M
Cap Rate 9%
$940,444
$940.4K
Market Conditions
NOI Build-Up for 10,000 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
$108.0K $10.80/SF
− Vacancy
−$8.4K −$0.84/SF
EGI
$99.6K $9.96/SF
− OpEx
−$14.9K −$1.49/SF
NOI
$84.6K $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%
$1,692,800
Cap Rate 7%
$1,209,143
Cap Rate 9%
$940,444
Alternative Uses
Best Use
Warehouse
$1.21M
$1.06M – $1.41M
NOI $84,640 @ 7.0% cap · market cap 3.85%
Second Best
Flex RnD
$1.02M
$894.1K – $1.19M
NOI $71,524 @ 7.0% cap · market cap 3.25%
Theoretical Best
Specialty Retail
$2.75M
$2.41M – $3.21M
NOI $192,761 @ 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
Yes
Utilities to site
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 - New industrial space with office, mezzanine, fenced yard, and direct highway connectivity.
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 $2,200,000.
What are key features of this property?
This property features: 10,000 SF industrial building under construction with 2026 completion year; Full climate control, 3‑phase power, 2 bathrooms, and a 24' x 12' private office; Mezzanine level provides storage, second office, or conference use
