4566 S 4000 W - Flying Frog Carwash 2,834 SF Specialty Building Offered at $2,108,313 CAD at a 7.54% Cap Rate in Salt Lake City, UT 84120

Located in the heart of West Valley City—Utah’s second-largest city—Flying Frog Car Wash offers a rare opportunity to acquire a six-bay self-serve facility in one of the most established and high-traffic retail corridors in the Salt Lake Valley. The site sits on nearly half an acre and is directly adjacent to a Walmart Neighborhood Market and across from Home Depot, offering unmatched visibility, accessibility, and exposure to thousands of vehicles daily.
The property features six spacious self-serve bays, five powerful vacuum stations, a convenient vending machine, and an efficient site layout that supports steady customer flow. Surrounded by major national retailers like Panda Express, Harbor Freight, and Sonic, this car wash benefits from excellent co-tenancy and consistent retail-driven traffic. Full site renovations in 2020 and 2021, combined with ongoing maintenance and upgrades—including a significant equipment refresh in 2022—have ensured reliable operations with minimal downtime.
Since 2023, current ownership has increased gross revenue by over 20%, and more notably, has grown net operating income (NOI) by over 35%, even as new tunnel wash competitors have entered the market. The wash runs lean, with only one employee, keeping operating expenses low and net profit margins consistently strong—ranging between 56% and 60%.
As of mid-2025, Flying Frog is pacing for yet another year of year-over-year growth. Projections for 2026 and 2027 are based on historical performance and assume a conservative 9% annual increase in gross revenue, with COGS rising 6% and operating expenses holding steady. This positions the facility for continued stable cash flow and long-term upside, with no major capital expenditures anticipated in the near term.
Strategically located near major arterials including I-15, I-215, Highway 201, and SR-80, and surrounded by dense residential and commercial development, Flying Frog Car Wash is a proven performer with both immediate income and future growth potential.