Aviation Hangar with Taxiway
For Sale
$399,900
Sky Ranch, Hurricane, UT 84737
Commercial Sale, Hurricane, UT
Property Size2,300 SF
Lot Size0.14 Acres
Price / SF$173.87
Days on Market24
Property Features for Sky Ranch
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Special Purpose, Recreation, Commercial
Subdivision
Hurricane Valley
Standard status
Active
APN
GMSR-5C-HU150-HV
Size
2,300 SF
Lot size
0.14 Acres
Amenities
private bathroom
Building Details
Year built
2019
Floors in Building
1
Listing Agency:
THINK REALTY LLC
(435) 817-1265
Listed By:
LUKE E GODFREY · License #5497333-SA
(435) 229-4126
Added: Aug 12
Changed: Aug 31
Last Checked: Sep 4 at 8:06PM
MLS# 26-275204
Copyright © 2026 Washington County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This aviation property contains a 2,300-square-foot hangar completed in 2019. Precast construction supports a secure enclosed interior with room for aircraft, vehicles, recreational equipment, and stored materials, along with a private bathroom. The site encompasses 0.14 acres.
The hangar connects directly to a taxiway serving a private runway, providing on-site aircraft access. The property is in Hurricane Valley near St. George, Sand Hollow, Zion National Park, and Southern Utah recreation areas. A separate residential lot on the taxiway is also offered, allowing a future homesite to be acquired independently.
The hangar connects directly to a taxiway serving a private runway, providing on-site aircraft access. The property is in Hurricane Valley near St. George, Sand Hollow, Zion National Park, and Southern Utah recreation areas. A separate residential lot on the taxiway is also offered, allowing a future homesite to be acquired independently.
Key Highlights
- 2,300‑square‑foot aviation hangar completed in 2019
- Direct taxiway connection to a private runway
- Precast construction with a secure enclosed interior
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
$19,467
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
4.87%
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%
$389,340
$389.3K
Cap Rate 7%
$278,100
$278.1K
Cap Rate 9%
$216,300
$216.3K
Market Conditions
NOI Build-Up for 2,300 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
$24.8K $10.80/SF
− Vacancy
−$1.9K −$0.84/SF
EGI
$22.9K $9.96/SF
− OpEx
−$3.4K −$1.49/SF
NOI
$19.5K $8.46/SF
Area
Washington County, UT
Vacancy
7.80%
Lease Rate
$10.80 /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%
$389,340
Cap Rate 7%
$278,100
Cap Rate 9%
$216,300
Alternative Uses
Best Use
Warehouse
$278.1K
$243.3K – $324.5K
NOI $19,467 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$633.4K
$554.2K – $738.9K
NOI $44,335 @ 7.0% cap · market cap 11.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 84737, UT
21,212
Population
9,320
Households
2.3
Avg Household Size
39
Median Age
26%
College-Educated
95%
High-School Grad
250.1 sq mi
ZIP Area
85
Density / Sq Mi
$70,417
Median Household Income
$31,315
Median Earnings
$1,239
Median Rent
$420,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Aviation real estate - Precast construction includes a private bathroom and enclosed space for aircraft, vehicles, recreation equipment, and storage.
Where is this aviation real estate located?
The property is located at Sky Ranch Hurricane, UT.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,300‑square‑foot aviation hangar completed in 2019; Direct taxiway connection to a private runway; Precast construction with a secure enclosed interior
