Updated Duplex with Shop
For Sale
$539,900
320 E 2100 N Cir, Cedar City, UT 84721
MultiFamily, Cedar City, UT
Property Size2,627 SF
Lot Size0.28 Acres
Price / SF$205.52
Days on Market146
Property Features for 320 E 2100 N Cir
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 4, Bathroom 1, Bathroom 3
Directions
Heading N on Main St. turn right onto DL Sargent Dr. follow to N Chandler Dr and make a left hand turn. Turn left on first cul-de-sac (Dana Dr.) House straight ahead.
Subdivision
Outside Area
Standard status
Active
APN
B-1390-0009-0000
Size
2,627 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
2394
Utilities
Heating system
Electric (Heating), Natural Gas
Cooling system
Central Air
Building Details
Year built
1994
Floors in Building
2
Number of units
2
Roof type
Asphalt
Listing Agency:
Stratum Real Estate Group So Branch
(435) 586-4874
Listed By:
SHELBY SMITH · License #10094365-SA00
(435) 691-9227
Added: Apr 14
Changed: Aug 31
Last Checked: Sep 6 at 2:06AM
MLS# 26-271308
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 2,627-square-foot duplex was built in 1994 and includes a refreshed main residence plus an attached basement suite with its own access. The main level has three bedrooms, two bathrooms, an open living and dining arrangement, bay windows, updated cabinetry, upgraded countertops, backsplash details, accent lighting, and custom beam work. A 16x40 shop connects privately to the living room and can serve as garage, gym, or workshop space.
The basement suite adds one bedroom, one bathroom, a kitchen, and laundry, creating a self-contained secondary living area. The 0.28-acre property also provides backyard space for RV parking, recreational equipment, or future expansion. Central air, natural gas and electric heating, and an asphalt roof are included.
The basement suite adds one bedroom, one bathroom, a kitchen, and laundry, creating a self-contained secondary living area. The 0.28-acre property also provides backyard space for RV parking, recreational equipment, or future expansion. Central air, natural gas and electric heating, and an asphalt roof are included.
Key Highlights
- 2,627‑square‑foot duplex on a 0.28‑acre lot
- Attached basement suite with separate access, one bedroom, one bathroom, kitchen, and laundry
- 16x40 shop with private connection to the main living room
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
$24,362
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
4.51%
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%
$487,240
$487.2K
Cap Rate 7%
$348,029
$348.0K
Cap Rate 9%
$270,689
$270.7K
Market Conditions
NOI Build-Up for 2,627 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
$36.3K $13.80/SF
− Vacancy
−$1.5K −$0.55/SF
EGI
$34.8K $13.25/SF
− OpEx
−$10.4K −$3.97/SF
NOI
$24.4K $9.27/SF
Area
Iron County, UT
Vacancy
4.00%
Lease Rate
$13.80 /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%
$487,240
Cap Rate 7%
$348,029
Cap Rate 9%
$270,689
Alternative Uses
Best Use
Multifamily LT 5
$348.0K
$304.5K – $406.0K
NOI $24,362 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$309.8K
$271.0K – $361.4K
NOI $21,683 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$536.5K
$469.5K – $625.9K
NOI $37,556 @ 7.0% cap · market cap 6.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Explore this area
Business Placement
Demographics for 84721, UT
27,329
Population
9,638
Households
2.8
Avg Household Size
29
Median Age
29%
College-Educated
92%
High-School Grad
186.9 sq mi
ZIP Area
146
Density / Sq Mi
$73,342
Median Household Income
$30,662
Median Earnings
$1,076
Median Rent
$345,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Refreshed duplex with a separate-access basement suite and flexible shop space for additional functionality.
Where is this duplex located?
The property is located at 320 E 2100 N Cir Cedar City, UT.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: 2,627‑square‑foot duplex on a 0.28‑acre lot; Attached basement suite with separate access, one bedroom, one bathroom, kitchen, and laundry; 16x40 shop with private connection to the main living room
