Woods Cross Office
For Sale
Contact for pricing
2250 S 800 W, Woods Cross, UT 84087
Office building available for sale in Woods Cross, Utah.
Property Size30,355 SF
Price / SF$149.89
Days on Market1152
Property Features for 2250 S 800 W
General Information
Standard status
Active
Size
30,355 SF
Class
B
Total Parking Spaces
89
Property subtype
Office
Building Details
Year Built
1980
Year Renovated
2022
Stories
2
Tenancy
Single
Listing Agency:
Newmark Mountain West
(385) 429-5500
Listed By:
Chris Falk · License #UT 5830205-SA00
Source:
Crexi
Added: Jun 28, 2023
Changed: Aug 8
Last Checked: Aug 21 at 9:58PM
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 Newmark Mountain West
Investment Insights
Based on property information with market context.
An office building is available for sale. The property is located in Woods Cross, Utah. The building has a size of 30355 square feet.
Key Highlights
- Available for sale
- YearBuilt: 1980
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
$369,067
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
8.11%
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%
$7,381,340
$7.4M
Cap Rate 7%
$5,272,386
$5.3M
Cap Rate 9%
$4,100,744
$4.1M
Market Conditions
NOI Build-Up for 30,355 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
$535.5K $17.64/SF
− Vacancy
−$43.4K −$1.43/SF
EGI
$492.1K $16.21/SF
− OpEx
−$123.0K −$4.05/SF
NOI
$369.1K $12.16/SF
Area
Davis County, UT
Vacancy
8.10%
Lease Rate
$17.64 /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%
$7,381,340
Cap Rate 7%
$5,272,386
Cap Rate 9%
$4,100,744
Alternative Uses
Best Use
Office B
$5.27M
$4.61M – $6.15M
NOI $369,067 @ 7.0% cap · market cap 8.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.01M
$6.13M – $8.18M
NOI $490,751 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
343
Businesses Nearby
Explore this area
Business Placement
Demographics for 84087, UT
16,217
Population
5,254
Households
3.1
Avg Household Size
32
Median Age
36%
College-Educated
97%
High-School Grad
13.9 sq mi
ZIP Area
1,167
Density / Sq Mi
$122,201
Median Household Income
$48,939
Median Earnings
$1,520
Median Rent
$489,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office building available for sale in Woods Cross, Utah.
Where is this office building located?
The property is located at 2250 S 800 W Woods Cross, UT.
What is the asking price?
The asking price for this property is $4,550,000.
What are key features of this property?
This property features: Available for sale; YearBuilt: 1980
