Class A Office
New
For Sale
$1,995,000
833 E Pioneer Rd #100, Draper, UT 84020
Flexible office ownership with two suites, private offices, conference areas, and existing NNN leases.
Property Size4,072 SF
Price / SF$489.93
Days on Market2
Property Features for 833 E Pioneer Rd #100
General Information
Standard status
Active
Size
4,072 SF
Class
Class A
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Asking Price
$1,995,000
Office Units
2
Building Details
Year Built
2021
Tenancy
Multi
Owner Occupied
No
Listing Agency:
NSRE, LLC
Listed By:
Derek Howe
(801) 800-6837
Source:
Buysalty
Added: Sep 13
Last Checked: Sep 13 at 2:52PM
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 NSRE, LLC
Investment Insights
Based on property information with market context.
This 4,072 SF Class A office property, completed in 2021, combines a 936 SF corner suite with a 3,136 SF two-story office. The spaces may be operated together or maintained as separate units, with up to nine private offices, reception and conference areas, kitchen and break spaces, three restrooms, and ample parking.
The property is located at 833 E Pioneer Rd in Draper, with access to I-15 and 12300 South. Unit 100 is leased to Canyon Craft under a NNN lease through January 2028, while Unit 101 is leased to Fidelity National Title through December 2026. The existing lease structure supports current occupancy while retaining the option to use the suites independently in the future.
The property is located at 833 E Pioneer Rd in Draper, with access to I-15 and 12300 South. Unit 100 is leased to Canyon Craft under a NNN lease through January 2028, while Unit 101 is leased to Fidelity National Title through December 2026. The existing lease structure supports current occupancy while retaining the option to use the suites independently in the future.
Key Highlights
- 4,072 SF Class A office property completed in 2021
- 936 SF corner suite plus 3,136 SF two‑story office
- Up to nine private offices with reception and conference areas
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
$59,040
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
2.96%
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%
$1,180,800
$1.2M
Cap Rate 7%
$843,429
$843.4K
Cap Rate 9%
$656,000
$656.0K
Market Conditions
NOI Build-Up for 4,072 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
$87.5K $21.48/SF
− Vacancy
−$8.7K −$2.15/SF
EGI
$78.7K $19.33/SF
− OpEx
−$19.7K −$4.83/SF
NOI
$59.0K $14.50/SF
Area
Salt Lake County, UT
Vacancy
10.00%
Lease Rate
$21.48 /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%
$1,180,800
Cap Rate 7%
$843,429
Cap Rate 9%
$656,000
Alternative Uses
Best Use
Office B
$843.4K
$738.0K – $984.0K
NOI $59,040 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$54.22M
$47.44M – $63.26M
NOI $3,795,413 @ 7.0% cap · market cap 190.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,195
Businesses Nearby
Explore this area
Business Placement
Demographics for 84020, UT
51,017
Population
16,865
Households
3
Avg Household Size
34
Median Age
51%
College-Educated
97%
High-School Grad
27.2 sq mi
ZIP Area
1,876
Density / Sq Mi
$130,680
Median Household Income
$55,377
Median Earnings
$1,812
Median Rent
$726,000
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Flexible office ownership with two suites, private offices, conference areas, and existing NNN leases.
Where is this office units located?
The property is located at 833 E Pioneer Rd #100 Draper, UT.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 4,072 SF Class A office property completed in 2021; 936 SF corner suite plus 3,136 SF two‑story office; Up to nine private offices with reception and conference areas
