Five-Unit Mixed-Use
New
For Sale
$2,500,000
821 W 800 S, Salt Lake City, UT 84104
A street-access commercial suite with storefront windows is integrated into the residential development.
Property Size6,774 SF
Price / SF$369.06
Days on Market2
Property Features for 821 W 800 S
General Information
Standard status
Active
Size
6,774 SF
Property subtype
Multi-Family
Building Details
Year Built
2026
Listing Agency:
Real Estate Essentials
Listed By:
Brandon Johnson · License #5497335-SA00
(801) 472-8800
Source:
Redsign
Added: Sep 26
Last Checked: Sep 26 at 2:44PM
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 Real Estate Essentials
Investment Insights
Based on property information with market context.
Completed in 2026, this five-unit mixed-use property combines residential space with a ground-level commercial suite in Unit 101. That suite has direct street access and storefront-style windows, with permitted commercial space. The building includes 15 bedrooms, 15 bathrooms, and four private built-in garages. The four other units share a residential layout with three bedrooms and 2.5 bathrooms each, along with open-concept living areas, quartz countertops, white shaker cabinetry, stainless-steel appliances, light-oak luxury vinyl plank flooring, and matte-black finishes.
The property is at 821 W 800 S in Salt Lake City, near Downtown Salt Lake and the Granary District. Freeway access, public transportation, dining, shopping, and entertainment are also described as nearby.
The property is at 821 W 800 S in Salt Lake City, near Downtown Salt Lake and the Granary District. Freeway access, public transportation, dining, shopping, and entertainment are also described as nearby.
Key Highlights
- Five‑unit mixed‑use property built in 2026
- 15 bedrooms and 15 bathrooms across the property
- Four private built‑in garages
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
$101,214
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
4.05%
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%
$2,024,280
$2.0M
Cap Rate 7%
$1,445,914
$1.4M
Cap Rate 9%
$1,124,600
$1.1M
Market Conditions
NOI Build-Up for 6,774 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
$148.8K $21.96/SF
− Vacancy
−$4.2K −$0.61/SF
EGI
$144.6K $21.35/SF
− OpEx
−$43.4K −$6.40/SF
NOI
$101.2K $14.94/SF
Area
Salt Lake City, UT
Vacancy
2.80%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$2,024,280
Cap Rate 7%
$1,445,914
Cap Rate 9%
$1,124,600
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.69M
NOI $101,214 @ 7.0% cap · market cap 4.05%
Second Best
Mixed Use
$1.34M
$1.17M – $1.56M
NOI $93,481 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,751 @ 7.0% cap · market cap 5.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
760
Businesses Nearby
Explore this area
Business Placement
Demographics for 84104, UT
23,487
Population
8,452
Households
2.8
Avg Household Size
31
Median Age
22%
College-Educated
78%
High-School Grad
21.6 sq mi
ZIP Area
1,087
Density / Sq Mi
$61,326
Median Household Income
$35,013
Median Earnings
$1,235
Median Rent
$318,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A street-access commercial suite with storefront windows is integrated into the residential development.
Where is this mixed-use property located?
The property is located at 821 W 800 S Salt Lake City, UT.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Five‑unit mixed‑use property built in 2026; 15 bedrooms and 15 bathrooms across the property; Four private built‑in garages
