Tooele Office/Warehouse Buildings on
For Sale
Contact for pricing
1188 W Utah Ave, Tooele, UT 84074
83,000 SF office/warehouse buildings on 54.21 acres in Tooele.
Property Size83,000 SF
Lot Size54.21 Acres
Price / SF$150.60
Days on Market819
Property Features for 1188 W Utah Ave
General Information
Standard status
Active
Size
83,000 SF
Class
B
Lot size
54.21 Acres
Property subtype
Industrial
Investment Type
Owner/User
Building Details
Buildings
3
Stories
1
Listing Agency:
Newmark Mountain West
Listed By:
Lucas Burbank · License #UT 6922585-SA00
(801) 578-5555
Source:
Crexi
Added: Jun 6, 2024
Changed: Aug 23
Last Checked: Aug 31 at 10:31AM
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.
Located at 1188 W. Utah Ave. in Tooele, UT, this property presents an owner-user opportunity. It features three buildings, including office and warehouse spaces, totaling 83,000 square feet on a 54.21-acre lot. The property has frontage on Utah Avenue and offers access to Main Street and I-80. The main office building provides 4,000 square feet of space, including private offices, restrooms, and a conference room. The two warehouse buildings each offer over 37,000 square feet of space and are equipped with EOD levelers and ample power supply. The location provides proximity to major freeways. The property is situated in a state recognized for its economic outlook and business environment, with job growth and population increase.
Key Highlights
- 83,000 SF of office/warehouse space across three buildings.
- Large 54.21‑acre lot with frontage on Utah Avenue.
- Convenient access to Main Street and I‑80.
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
$685,111
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
5.48%
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%
$13,702,220
$13.7M
Cap Rate 7%
$9,787,300
$9.8M
Cap Rate 9%
$7,612,344
$7.6M
Market Conditions
NOI Build-Up for 83,000 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
$826.7K $9.96/SF
− Vacancy
−$20.7K −$0.25/SF
EGI
$806.0K $9.71/SF
− OpEx
−$120.9K −$1.46/SF
NOI
$685.1K $8.25/SF
Area
Tooele County, UT
Vacancy
2.50%
Lease Rate
$9.96 /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%
$13,702,220
Cap Rate 7%
$9,787,300
Cap Rate 9%
$7,612,344
Alternative Uses
Best Use
Office B
$17.19M
$15.04M – $20.06M
NOI $1,203,417 @ 7.0% cap · market cap 9.63%
Second Best
Warehouse
$9.79M
$8.56M – $11.42M
NOI $685,111 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$22.36M
$19.57M – $26.09M
NOI $1,565,298 @ 7.0% cap · market cap 12.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84074, UT
55,001
Population
18,128
Households
3
Avg Household Size
31
Median Age
24%
College-Educated
93%
High-School Grad
174.3 sq mi
ZIP Area
316
Density / Sq Mi
$102,313
Median Household Income
$47,385
Median Earnings
$1,197
Median Rent
$383,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Grand Storage — 77 N 1100 W, Tooele, UT 84074
- Tooele Self Storage — 11 N 1100 W, Tooele, UT 84074
Frequently Asked Questions
What type of property is this?
Warehouse - 83,000 SF office/warehouse buildings on 54.21 acres in Tooele.
Where is this warehouse located?
The property is located at 1188 W Utah Ave Tooele, UT.
What is the asking price?
The asking price for this property is $12,500,000.
What are key features of this property?
This property features: 83,000 SF of office/warehouse space across three buildings.; Large 54.21‑acre lot with frontage on Utah Avenue.; Convenient access to Main Street and I‑80.
