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    Sandy Industrial Property with Storage Title is generated by Realmo AI

    8665 S Harrison St, Sandy, UT

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    5,000 SF industrial space with office and covered storage.

    Type:INDUSTRIAL
    Property size:
    5,000 SF
    Lot size:
    0.50 Acres
    Price / SF:
    $280/SF
    Added:
    Aug 26, 2025
    Days on Market:
    275
    Last Refresh:
    May 20 at 8:53 pm

    Property Features for 8665 S Harrison St

    General Information

    Standard status
    Active
    Size
    5,000 SF
    Lot size
    0.50 Acres
    Property subtype
    INDUSTRIAL

    Properties For Sale

    at 8665 S Harrison St Contact us

    We can help!

    Listing Contact
    Taylor Ogden

    Listing agent Taylor Ogden

    Listing office Mountain West - Corporate

    Listing date Aug 26, 2025

    Source Moodyscre

    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 Mountain West - Corporate

    HighLights

    • 5,000 total square feet including office, warehouse, and covered storage
    • Private fenced lot provides security
    • CI (clean industrial zone) suitable for a range of industrial uses
    • Two (2) GL doors (11’x11”) facilitate efficient loading and unloading
    • Recent improvements: new pavement and HVAC throughout
    • 0.5 acre lot offers ample outdoor space

    Overview

    This property offers a total of 5,000 square feet, situated on a 0.5-acre lot. It features a 2,273 square foot main office area with ceiling heights of 9 to 10 feet, a 1,647 square foot warehouse with up to 14-foot clearance, and 1,080 square feet of covered storage. The property includes a private fenced lot and ten parking stalls. Recent improvements include new pavement and new HVAC throughout. Loading is facilitated by two grade-level doors, each measuring 11 feet by 11 inches. Additional features include an industrial sink, a bathroom with a shower, and temperature control in a detached building. A potential partial yard lease option is available, allowing the yard to be leased separately. The zoning is CI (Clean Industrial Zone).

    Financial Insights

    Value Estimation Calculated for Flex RnD

    Conservative
    $872.2K
    NOI $78,501 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.12M
    NOI $78,501 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.57M
    NOI $78,501 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Flex RnD

    Component $ $/SF
    Gross rent $127.8k $25.56
    − Vacancy −$7.0k −$1.41
    EGI $120.8k $24.15
    − OpEx −$42.3k −$8.45
    NOI $78.5k $15.70
    5,000 SF · lease $25.56/SF/yr · vacancy 5.50% · expense 35.00%

    Alternative Use Scenarios

    Best Use
    Flex RnD
    $1.12M
    $981.3K – $1.31M (±1% cap)
    NOI $78,501 @ 7.0% cap · market cap 5.61%
    Second Best
    Warehouse
    $589.6K
    $515.9K – $687.9K (±1% cap)
    NOI $41,272 @ 7.0% cap · market cap 2.95%
    Theoretical Best
    Multifamily LT 5
    $66.58M
    $58.25M – $77.67M (±1% cap)
    NOI $4,660,379 @ 7.0% cap · market cap 332.88%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    DogTown Pet Spa ... Kennel & Boarding Facility

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Public Storage — 9101 State St, Sandy, UT 84070
    • Apex Storage — 8685 Harrison St, Midvale, UT 84047
    • STOR-N-LOCK Self Storage — 8620 S 300 W, Sandy, UT 84070
    • Prime Storage — 8425 S State St, Sandy, UT 84070
    • Logistix — 211 Cottage Ave, Sandy, UT 84070

    Location Insight

    • Map
    • Local Demand
    City
    Sandy
    County
    Salt Lake
    State
    Utah
    Longitude
    -111.9
    Latitude
    40.5939

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    FAQs

    What type of property is this?
    Warehouse - 5,000 SF industrial space with office and covered storage.
    Where is this warehouse located?
    The property is located at 8665 S Harrison St Sandy, UT.
    What is the asking price?
    The asking price for this property is $1,400,000.
    What are key features of this property?
    This property features: 5,000 total square feet including office, warehouse, and covered storage; Private fenced lot provides security; CI (clean industrial zone) suitable for a range of industrial uses
    (801) 456-8800 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Taylor Ogden
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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