Triple Net Mister Car
For Sale
Contact for pricing
83 West State Street, American Fork, UT 84003
11,725 SF Mister Car Wash offered with an absolute NNN lease and corporate guaranty.
Property Size11,725 SF
Price / SF$426.70
Days on Market52
Property Features for 83 West State Street
General Information
Standard status
Active
Size
11,725 SF
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Net Lease
Net Operating Income
$362,727
Building Details
Tenancy
Single
Listing Agency:
Sands Investment Group Austin
Listed By:
Tyler Ellinger · License #UT 8219031-SA00
Source:
Crexi
Added: Jul 16
Changed: Aug 24
Last Checked: Sep 4 at 3:13PM
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 Sands Investment Group Austin
Investment Insights
Based on property information with market context.
Sands Investment Group is pleased to exclusively offer for sale the 11,725 SF Mister Car Wash. The property is leased under an Absolute Triple Net (NNN) structure with zero landlord responsibilities, and the lease is supported by a corporate guaranty from the largest car wash operator in the country. The operator has been in business since 1969.
The asset is located at 83 West State Street in American Fork, Utah.
This offering is presented as a straightforward, single-tenant NNN investment with the lease terms supported by both the absolute NNN framework and the corporate guaranty.
The asset is located at 83 West State Street in American Fork, Utah.
This offering is presented as a straightforward, single-tenant NNN investment with the lease terms supported by both the absolute NNN framework and the corporate guaranty.
Key Highlights
- 11,725 SF Mister Car Wash at 83 NW State Road in American Fork, UT
- Absolute triple net (NNN) lease with zero landlord responsibilities
- Corporate guaranty from the largest car wash operator in the country
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
$210,273
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
4.20%
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%
$4,205,460
$4.2M
Cap Rate 7%
$3,003,900
$3.0M
Cap Rate 9%
$2,336,367
$2.3M
Market Conditions
NOI Build-Up for 11,725 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
$292.7K $24.96/SF
− Vacancy
−$12.3K −$1.05/SF
EGI
$280.4K $23.91/SF
− OpEx
−$70.1K −$5.98/SF
NOI
$210.3K $17.93/SF
Area
Utah County, UT
Vacancy
4.20%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$4,205,460
Cap Rate 7%
$3,003,900
Cap Rate 9%
$2,336,367
Alternative Uses
Best Use
Specialty Retail
$3.00M
$2.63M – $3.50M
NOI $210,273 @ 7.0% cap · market cap 4.20%
Second Best
Retail
$2.80M
$2.45M – $3.27M
NOI $196,255 @ 7.0% cap · market cap 3.92%
Theoretical Best
Office A
$3.23M
$2.83M – $3.77M
NOI $226,246 @ 7.0% cap · market cap 4.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Explore this area
Business Placement
Demographics for 84003, UT
52,970
Population
16,441
Households
3.2
Avg Household Size
29
Median Age
50%
College-Educated
96%
High-School Grad
73.6 sq mi
ZIP Area
720
Density / Sq Mi
$120,262
Median Household Income
$41,591
Median Earnings
$1,692
Median Rent
$580,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Car wash - 11,725 SF Mister Car Wash offered with an absolute NNN lease and corporate guaranty.
Where is this car wash located?
The property is located at 83 West State Street American Fork, UT.
What is the asking price?
The asking price for this property is $5,003,035.
What are key features of this property?
This property features: 11,725 SF Mister Car Wash at 83 NW State Road in American Fork, UT; Absolute triple net (NNN) lease with zero landlord responsibilities; Corporate guaranty from the largest car wash operator in the country
