754 N State St, Orem, UT $950,000 Seller Financing Available

Strategically located near the signalized corner of 800 N and State Street, this highly versatile commercial asset offers a rare combination of retail, office, flex, residential and income-producing components within one property.

Positioned within the Canyon Crossing commercial corridor, the property benefits from exceptional visibility and exposure, with over 50,000 vehicles per day traveling along two of Utah County’s primary thoroughfares. Immediate access from State Street further enhances accessibility for both customers and operations.

Property Overview

• Building Size: 4,887 SF
• Zoning: C-2 (General Commercial)
• Lot Features: Fully fenced yard with ample parking and storage capacity
• Access: Direct access from State Street

Key Features

• Flexible multi-use layout (retail, office, warehouse configuration)
• Multiple entry points, enabling multi-tenant configuration
• Grandfathered studio apartment with private bath and independent climate control
• Cell tower income: $480/month (additional upside subject to lease structure)
• Recently completed improvements: New roof and asphalt
• Large yard suitable for outdoor storage, fleet parking, or operational expansion

Investment & Owner-User Appeal

This asset is uniquely positioned to serve:

• Owner-users seeking to control occupancy costs while building equity
• Investors pursuing value-add through lease-up or multi-tenant conversion
• Hybrid live/work users leveraging the grandfathered residential component

The existing income from the cell tower and residential unit provides a baseline yield, while the flexible layout allows for multiple monetization strategies.

Potential Uses

• Creative studios (tattoo, design, signage, fabrication)
• Light industrial / small-scale manufacturing
• Automotive services (detailing, wraps, specialty repair)
• Retail or showroom users
• Specialty concepts (arcade, hobby, experiential retail)

Strategic Positioning

With strong frontage, high traffic counts, and flexible zoning, this property represents a compelling opportunity for buyers seeking:

• Low basis entry into a prime Orem corridor
• Functional space adaptable to evolving business needs
• Supplemental income from existing improvements

Seller Financing Available Attractive seller financing is available for qualified buyers, offering a flexible acquisition structure:

• 10% down payment
• Interest rate: Prime (8.5%)
• Interest-only payments (est. $6,056)
• 5-year balloon term *estimates above based on pro-forma, final numbers may differ

This structure provides low initial capital requirements and payment flexibility, making it well-suited for owner-users, value-add investors, or buyers seeking to stabilize and refinance.