Flex Space with Fenced
For Sale
$990,000
Pending
1198 W 1130 N, St George, UT 84770
Commercial Sale, St George, UT
Property Size5,040 SF
Lot Size0.54 Acres
Days on Market11
Property Features for 1198 W 1130 N
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Greater St. George
Standard status
Pending
APN
SG-BEM-5-E
Size
5,040 SF
Lot size
0.54 Acres
Building Details
Year built
1993
Floors in Building
1
Listing Agency:
Ence Group LLC
(435) 668-4242
Listed By:
Skyler W Ence
(435) 668-4242
Added: Aug 12
Changed: Aug 21
Last Checked: Aug 22 at 12:06PM
MLS# 26-275094
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 5,040-square-foot flex property, built in 1993, combines warehouse and office components with a fenced yard suitable for parking equipment and vehicles. The building has four roll-up doors, including one street-access loading dock entrance.
The office portion includes two offices, a reception area, a kitchen that can serve as an additional office, and one bathroom. Located at 1198 W 1130 N in St George, Utah, the property offers a practical blend of enclosed workspace and secured outdoor area.
The office portion includes two offices, a reception area, a kitchen that can serve as an additional office, and one bathroom. Located at 1198 W 1130 N in St George, Utah, the property offers a practical blend of enclosed workspace and secured outdoor area.
Key Highlights
- 5,040 square feet of flex space built in 1993
- 0.54‑acre lot with a large fenced yard
- Four roll‑up doors provide building access
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
$53,952
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
5.45%
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%
$1,079,040
$1.1M
Cap Rate 7%
$770,743
$770.7K
Cap Rate 9%
$599,467
$599.5K
Market Conditions
NOI Build-Up for 5,040 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
$74.4K $14.76/SF
− Vacancy
−$2.5K −$0.49/SF
EGI
$71.9K $14.27/SF
− OpEx
−$18.0K −$3.57/SF
NOI
$54.0K $10.70/SF
Area
Washington County, UT
Vacancy
3.30%
Lease Rate
$14.76 /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%
$1,079,040
Cap Rate 7%
$770,743
Cap Rate 9%
$599,467
Alternative Uses
Best Use
Office B
$770.7K
$674.4K – $899.2K
NOI $53,952 @ 7.0% cap · market cap 5.45%
Second Best
Warehouse
$609.4K
$533.2K – $711.0K
NOI $42,658 @ 7.0% cap · market cap 4.31%
Theoretical Best
Specialty Retail
$1.39M
$1.21M – $1.62M
NOI $97,152 @ 7.0% cap · market cap 9.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
752
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84770, UT
44,505
Population
21,173
Households
2.1
Avg Household Size
36
Median Age
29%
College-Educated
93%
High-School Grad
72.1 sq mi
ZIP Area
617
Density / Sq Mi
$68,174
Median Household Income
$34,586
Median Earnings
$1,344
Median Rent
$407,100
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?
Flex space - Warehouse-office configuration includes multiple access doors, dedicated offices, and a kitchen area.
Where is this flex space located?
The property is located at 1198 W 1130 N St George, UT.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: 5,040 square feet of flex space built in 1993; 0.54‑acre lot with a large fenced yard; Four roll‑up doors provide building access
