Freestanding Retail
For Sale
Contact for pricing
9144 South State Street, Sandy, UT 84070
RC-zoned commercial property with direct State Street frontage and access to regional transportation, entertainment, and transit connections.
Property Size4,788 SF
Lot Size0.24 Acres
Price / SF$271.51
Days on Market8
Property Features for 9144 South State Street
General Information
Standard status
Active
Size
4,788 SF
Total Parking Spaces
20
Lot size
0.24 Acres
Property subtype
Retail, Office, Industrial
Zoning
RC
Net Operating Income
$61,406
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Building Details
Year Built
1963
Buildings
1
Stories
2
Units
1
Building Size
4,788 SF
Listing Agency:
Lift Realty
(801) 648-0081
Listed By:
Thomas Meyer · License #9389380
Source:
Crexi
Added: Aug 26
Changed: Sep 1
Last Checked: Sep 1 at 9:40PM
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 Lift Realty
Investment Insights
Based on property information with market context.
This retail property includes an approximately 4,788-square-foot commercial building on roughly 0.24 acres. Constructed in 1963, the asset occupies a freestanding position with direct State Street frontage and is located within Sandy’s RC, or Regional Commercial, zoning district. The zoning supports continued commercial use, while any future redevelopment would remain subject to Sandy City approvals.
The property is positioned immediately north of Real Salt Lake stadium and the Jordan Commons entertainment complex. Access is available to 9000 South and I-15, with nearby TRAX service providing an additional transportation connection. The site is also near Sandy’s Stadium Village / Cairns planning area, which includes long-range plans for expanded mixed-use, residential, office, hospitality, dining, and retail development surrounding America First Field.
The property is positioned immediately north of Real Salt Lake stadium and the Jordan Commons entertainment complex. Access is available to 9000 South and I-15, with nearby TRAX service providing an additional transportation connection. The site is also near Sandy’s Stadium Village / Cairns planning area, which includes long-range plans for expanded mixed-use, residential, office, hospitality, dining, and retail development surrounding America First Field.
Key Highlights
- Approximately 4,788‑square‑foot commercial building
- Roughly 0.24‑acre retail property
- RC zoning within Sandy’s Regional Commercial district
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
$71,710
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
5.52%
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%
$1,434,200
$1.4M
Cap Rate 7%
$1,024,429
$1.0M
Cap Rate 9%
$796,778
$796.8K
Market Conditions
NOI Build-Up for 4,788 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
$105.1K $21.96/SF
− Vacancy
−$2.7K −$0.56/SF
EGI
$102.4K $21.40/SF
− OpEx
−$30.7K −$6.42/SF
NOI
$71.7K $14.98/SF
Area
Salt Lake County, UT
Vacancy
2.57%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,434,200
Cap Rate 7%
$1,024,429
Cap Rate 9%
$796,778
Alternative Uses
Best Use
Retail
$1.02M
$896.4K – $1.20M
NOI $71,710 @ 7.0% cap · market cap 5.52%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$63.75M
$55.78M – $74.38M
NOI $4,462,779 @ 7.0% cap · market cap 343.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,094
Businesses Nearby
103k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Shops & Services 24%
Home Improvements & Furnishings 18%
Beauty & Spa 1%
Joe's Crab Shack
Dining
19,130 visits/mo
0.2 miles
At Home
Home Improvements & Furnishings
18,141 visits/mo
0.4 miles
Arby's
Dining
15,810 visits/mo
0.3 miles
Sizzler
Dining
14,671 visits/mo
0.3 miles
Chevron
Shops & Services
12,632 visits/mo
0.2 miles
Demographics for 84070, UT
30,885
Population
12,212
Households
2.5
Avg Household Size
34
Median Age
36%
College-Educated
93%
High-School Grad
7.3 sq mi
ZIP Area
4,231
Density / Sq Mi
$79,414
Median Household Income
$44,013
Median Earnings
$1,578
Median Rent
$429,400
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?
Retail space - RC-zoned commercial property with direct State Street frontage and access to regional transportation, entertainment, and transit connections.
Where is this retail space located?
The property is located at 9144 South State Street Sandy, UT.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Approximately 4,788‑square‑foot commercial building; Roughly 0.24‑acre retail property; RC zoning within Sandy’s Regional Commercial district
