Manufacturing Facility with
For Sale
$5,115,000
851 N MCCORMICK Way W, Layton, UT 84041
Commercial Sale, Layton, UT
Property Size34,157 SF
Lot Size1.50 Acres
Price / SF$149.75
Days on Market328
Property Features for 851 N MCCORMICK Way W
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Industrial
Zoning description
M2
Security features
Security
Interior features
Alarm: Fire, Alarm: Security, Kitchen, Mezzanine: Office, Range/Oven, Refrigerator, Restroom: Private, Video Camera(s)
Appliances
Real Estate
Subdivision
Kaysville; Fruit Heights; Layton
Standard status
Active
APN
10-066-0079
Lot size
1.50 Acres
Taxes and HOA fees
Tax Annual Amount
17950
Utilities
Heating system
Forced Air, Natural Gas
Building Details
Year built
1999
Flooring type
Concrete, Carpet
Roof type
Rubber
Listing Agency:
RE/MAX Associates · RE/MAX International
(801) 566-4411
Listed By:
Robert L. II Farnsworth · License #5450670-ABOO
(801) 898-8810
Added: Oct 6, 2025
Changed: Aug 25
Last Checked: Aug 29 at 4:06AM
MLS# 2129081
Copyright © 2026 UtahRealEstate.com. 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.
Built in 1999, this Industrial-zoned manufacturing and distribution facility combines approximately 9,002 square feet of office space with about 25,155 square feet of warehouse and manufacturing area, including a 4,501-square-foot mezzanine. The building is currently leased to a nutraceutical and supplement manufacturer and includes dock-high and grade-level loading. Non-combustible block exterior walls, paved parking, and a rubber roof support the property's industrial configuration.
Interior systems include forced-air heating, cooling, industrial lighting, ventilation, exhaust, and fire sprinklers. Additional improvements include private restrooms, a kitchen, security and fire alarms, video cameras, concrete and carpet flooring, and natural-gas heating. The 1.5-acre property is located in Layton, Utah, and reports a 6.49 cap rate.
Interior systems include forced-air heating, cooling, industrial lighting, ventilation, exhaust, and fire sprinklers. Additional improvements include private restrooms, a kitchen, security and fire alarms, video cameras, concrete and carpet flooring, and natural-gas heating. The 1.5-acre property is located in Layton, Utah, and reports a 6.49 cap rate.
Key Highlights
- Approximately 34,157 SF total across office, warehouse, manufacturing, and mezzanine areas
- 9,002 SF of office space plus approximately 25,155 SF of warehouse/manufacturing space
- Warehouse area includes a 4,501 SF mezzanine
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
$256,336
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
5.01%
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%
$5,126,720
$5.1M
Cap Rate 7%
$3,661,943
$3.7M
Cap Rate 9%
$2,848,178
$2.8M
Market Conditions
NOI Build-Up for 34,157 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
$307.4K $9.00/SF
− Vacancy
−$5.8K −$0.17/SF
EGI
$301.6K $8.83/SF
− OpEx
−$45.2K −$1.32/SF
NOI
$256.3K $7.50/SF
Area
Davis County, UT
Vacancy
1.90%
Lease Rate
$9.00 /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%
$5,126,720
Cap Rate 7%
$3,661,943
Cap Rate 9%
$2,848,178
Alternative Uses
Best Use
Warehouse
$3.66M
$3.20M – $4.27M
NOI $256,336 @ 7.0% cap · market cap 5.01%
Second Best
Industrial
$3.06M
$2.67M – $3.56M
NOI $213,898 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$7.89M
$6.90M – $9.20M
NOI $552,218 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
713
Businesses Nearby
Explore this area
Business Placement
Demographics for 84041, UT
55,289
Population
19,171
Households
2.9
Avg Household Size
30
Median Age
31%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
3,711
Density / Sq Mi
$87,608
Median Household Income
$43,804
Median Earnings
$1,404
Median Rent
$395,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Climate-controlled industrial facility with office, manufacturing, warehouse, and shipping functions in an Industrial-zoned setting.
Where is this manufacturing property located?
The property is located at 851 N MCCORMICK Way W Layton, UT.
What is the asking price?
The asking price for this property is $5,115,000.
What are key features of this property?
This property features: Approximately 34,157 SF total across office, warehouse, manufacturing, and mezzanine areas; 9,002 SF of office space plus approximately 25,155 SF of warehouse/manufacturing space; Warehouse area includes a 4,501 SF mezzanine
