Four-Unit Quadplex with
For Sale
$999,000
Pending
2639 E 700 N, St George, UT 84790
MultiFamily, St George, UT
Property Size3,846 SF
Lot Size0.33 Acres
Days on Market308
Property Features for 2639 E 700 N
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 4, Bedroom 7, Bathroom 1, Bedroom 2, Bathroom 4, Bedroom 8, Bedroom 6, Bathroom 3, Bedroom 3, Bedroom 1, Bedroom 5
Subdivision
EASTMONT ACRES
Elementary school
Sandstone Elementary
Middle school
Pine View Middle
High school
Pine View High
Standard status
Pending
APN
SG-EA-2-203
Size
3,846 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
3397
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1993
Floors in Building
2
Number of units
4
Roof type
Metal
Listing Agency:
CENTURY 21 EVEREST ST GEORGE
(435) 673-9266
Listed By:
JACE SHEPHERD
(385) 223-9674
Added: Nov 6, 2025
Changed: Aug 31
Last Checked: Sep 10 at 3:06AM
MLS# 25-266570
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 3,846-square-foot quadplex in St. George contains four two-bedroom, one-bath units with separate utility meters. The property includes eight covered carport spaces, a metal roof, natural gas heating, and central air. Two units have been remodeled within the last few years, and the roof was replaced last year.
Built in 1993, the property occupies 0.33 acres at 2639 E 700 N in St. George, Utah. All units are fully occupied, and the property has no HOA. The configuration provides a straightforward multifamily layout with covered parking and individually metered utilities.
Built in 1993, the property occupies 0.33 acres at 2639 E 700 N in St. George, Utah. All units are fully occupied, and the property has no HOA. The configuration provides a straightforward multifamily layout with covered parking and individually metered utilities.
Key Highlights
- Four two‑bedroom, one‑bath units in a quadplex
- 3,846 square feet on 0.33 acres
- 8 covered carport spaces
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
$46,279
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
4.63%
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%
$925,580
$925.6K
Cap Rate 7%
$661,129
$661.1K
Cap Rate 9%
$514,211
$514.2K
Market Conditions
NOI Build-Up for 3,846 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
$69.2K $18.00/SF
− Vacancy
−$3.1K −$0.81/SF
EGI
$66.1K $17.19/SF
− OpEx
−$19.8K −$5.16/SF
NOI
$46.3K $12.03/SF
Area
Washington County, UT
Vacancy
4.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$925,580
Cap Rate 7%
$661,129
Cap Rate 9%
$514,211
Alternative Uses
Best Use
Multifamily LT 5
$661.1K
$578.5K – $771.3K
NOI $46,279 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$610.5K
$534.2K – $712.2K
NOI $42,733 @ 7.0% cap · market cap 4.28%
Theoretical Best
Specialty Retail
$1.06M
$926.7K – $1.24M
NOI $74,136 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
727
Businesses Nearby
Explore this area
Business Placement
Demographics for 84790, UT
52,982
Population
20,956
Households
2.5
Avg Household Size
37
Median Age
38%
College-Educated
96%
High-School Grad
48.3 sq mi
ZIP Area
1,097
Density / Sq Mi
$85,720
Median Household Income
$39,108
Median Earnings
$1,598
Median Rent
$500,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully occupied quadplex with separate utility meters, natural gas heating, and central air.
Where is this quadplex located?
The property is located at 2639 E 700 N St George, UT.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Four two‑bedroom, one‑bath units in a quadplex; 3,846 square feet on 0.33 acres; 8 covered carport spaces
