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    1150 1220 Tooele, UT 84074

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    Prime 93.7-acre industrial site in Utah

    Property Features for 1150 1220

    General Information

    Property type
    Mixed-use properties
    Lot Size
    4,081,572 SF

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    Listing Contact
    Jeffery Sorenson
    Jeffery Sorenson

    Listing Agency: Mountain West CRE Listing Agent: Jeffery Sorenson

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    This exceptional 93.7-acre property, situated within the burgeoning Tooele Rail Industrial Park in Tooele, Utah, presents a unique investment opportunity. Comprising four parcels (APN: 02-010-0-0050, 02-018-0-0008, 02-018-0-0003, 02-018-0006), this mixed-use land offers significant development potential. The eastern portion, zoned for commercial and office uses, allows for buildings up to 35 feet in height, while the western section, adjacent to the Union Pacific rail line, permits heavy industrial construction up to 70 feet. This strategic location provides direct access to Interstate 80 via State Route 36, ensuring seamless connectivity to Salt Lake City. The property benefits from its position within the thriving Tooele County industrial submarket, experiencing robust growth fueled by the expanding Salt Lake City economy. This includes the influx of tech companies, suburban expansion, and major employers. The property represents nearly 30% of the entire 324-acre Tooele Rail Industrial Park project, rezoned in June 2023 to the Tooele City Business Park (TCBP) district. A compelling co-development opportunity exists with the City of Tooele. The property's location within the Tooele County industrial zone offers affordable rents, estimated at $5.70 per square foot—a 49% discount compared to the overall market. The Salt Lake City metro area's projected population increase of over 106,000 people by 2027, coupled with a high median income and educated workforce, further enhances the long-term growth potential of this exceptional investment.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Suggested Use

    Real Estate Agency Restaurant Building Supply Big Box & Wholesale Store Accounting Firm Grocery & Convenience Store Daycare Center Bakery Pet Grooming Service Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Tooele
    County
    Tooele
    State
    Utah
    Longitude
    -112.3254182619
    Latitude
    40.507944943556

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    FAQs

    What type of property is this?
    Mixed-use property - Prime 93.7-acre industrial site in Utah
    Where is this mixed-use property located?
    The property is located at 1150 1220 Tooele, UT.
    What are key features of this property?
    This property features: 93.7-acre mixed-use land parcel in Tooele Rail Industrial Park, Tooele, Utah, comprised of four parcels (APN: 02-010-0-0050, 02-018-0-0008, 02-018-0-0003, 02-018-0006).; The property constitutes nearly 30% of the 324-acre Tooele Rail Industrial Park, rezoned in June 2023 as the Tooele City Business Park (TCBP) district.; Co-development opportunity with the City of Tooele.
    (636) 219-5642 Call to check price and availability
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    1150 1220 Tooele, UT 84074
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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.

    More about this property
    1150 1220 Tooele, UT 84074
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Jeffery Sorenson
    Jeffery Sorenson
    Real Estate License ID: 8569408-SA00
    (636) 219-5642
    Learn more
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