Remodeled Manufacturing
For Sale
$7,500,000
3301 Deseret Dr, St George, UT 84790
Commercial Sale, St George, UT
Property Size43,000 SF
Lot Size3.32 Acres
Price / SF$174.42
Days on Market764
Property Features for 3301 Deseret Dr
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Industrial
Subdivision
Greater St. George
Standard status
Active
APN
SG-MIP-134-PT-A-MD
Size
43,000 SF
Lot size
3.32 Acres
Taxes and HOA fees
Tax Annual Amount
24619
Building Details
Year built
1989
Floors in Building
1
Listing Agency:
SUPERIOR REAL ESTATE SALES.COM
Listed By:
KAYLA Cooper CROSBY
(435) 632-3475
Added: Aug 6, 2024
Changed: Aug 31
Last Checked: Sep 8 at 3:06PM
MLS# 24-253614
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 single-tenant manufacturing facility contains 43,000 square feet on a 3.32-acre parcel. Built in 1989 and remodeled in 2019, the property includes approximately 20-foot clear heights in the warehouse and 10-foot clear heights in the packaging area. M-2 Industrial zoning is in place, and the facility is configured for manufacturing, distribution, and other industrial operations.
The property is located at 3301 Deseret Dr in St. George, Utah 84790. The existing tenancy extends through September 30, 2030, and the reported CAP rate is 5.5%.
The property is located at 3301 Deseret Dr in St. George, Utah 84790. The existing tenancy extends through September 30, 2030, and the reported CAP rate is 5.5%.
Key Highlights
- 43,000 SF single‑tenant manufacturing building
- 3.32‑acre industrial site
- M‑2 Industrial zoning
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
$363,950
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
4.85%
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%
$7,279,000
$7.3M
Cap Rate 7%
$5,199,286
$5.2M
Cap Rate 9%
$4,043,889
$4.0M
Market Conditions
NOI Build-Up for 43,000 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
$464.4K $10.80/SF
− Vacancy
−$36.2K −$0.84/SF
EGI
$428.2K $9.96/SF
− OpEx
−$64.2K −$1.49/SF
NOI
$364.0K $8.46/SF
Area
Washington County, UT
Vacancy
7.80%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
15.00%
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%
$7,279,000
Cap Rate 7%
$5,199,286
Cap Rate 9%
$4,043,889
Alternative Uses
Best Use
Warehouse
$5.20M
$4.55M – $6.07M
NOI $363,950 @ 7.0% cap · market cap 4.85%
Second Best
Industrial
$4.28M
$3.75M – $5.00M
NOI $299,724 @ 7.0% cap · market cap 4.00%
Theoretical Best
Specialty Retail
$11.84M
$10.36M – $13.81M
NOI $828,873 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
337
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Single-tenant industrial facility with M-2 zoning, warehouse clearance, and a substantial site for manufacturing operations.
Where is this manufacturing property located?
The property is located at 3301 Deseret Dr St George, UT.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: 43,000 SF single‑tenant manufacturing building; 3.32‑acre industrial site; M‑2 Industrial zoning
