Window Coating Auto Shop
For Sale
$179,000
376 E SUNLAND Dr, St George, UT 84790
COMMERCIAL - St George, UT
Property Size759 SF
Lot Size0.11 Acres
Price / SF$235.84
Days on Market159
Property Features for 376 E SUNLAND Dr
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Greater St. George
Standard status
Active
APN
SG-SLCC-2-2
Size
759 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
1743
Building Details
Year built
1997
Floors in Building
2
Listing Agency:
ELEMENT REAL ESTATE BROKERS LLC
(435) 200-1991
Listed By:
David B Weeks
(435) 632-9335
Added: Mar 16
Changed: Aug 13
Last Checked: Aug 21 at 6:06PM
MLS# 26-270281
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 business-only offering centers on automotive window and clear bra coating services at 376 E Sunland Dr in St George, Utah. The associated commercial premises contain 759 square feet on a 0.11-acre lot, with the building constructed in 1997.
The property is located in Washington County within the 84790 postal area. The offering is for the operating business only, and does not represent a sale of the real estate.
The property is located in Washington County within the 84790 postal area. The offering is for the operating business only, and does not represent a sale of the real estate.
Key Highlights
- Business‑only offering focused on automotive window and clear bra coating
- 759 square feet of associated commercial space
- 0.11‑acre lot
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
$9,353
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
5.23%
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%
$187,060
$187.1K
Cap Rate 7%
$133,614
$133.6K
Cap Rate 9%
$103,922
$103.9K
Market Conditions
NOI Build-Up for 759 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
$13.7K $18.00/SF
− Vacancy
−$301 −$0.40/SF
EGI
$13.4K $17.60/SF
− OpEx
−$4.0K −$5.28/SF
NOI
$9.4K $12.32/SF
Area
Washington County, UT
Vacancy
2.20%
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%
$187,060
Cap Rate 7%
$133,614
Cap Rate 9%
$103,922
Alternative Uses
Best Use
Retail
$133.6K
$116.9K – $155.9K
NOI $9,353 @ 7.0% cap · market cap 5.23%
Second Best
Industrial
$75.6K
$66.1K – $88.2K
NOI $5,290 @ 7.0% cap · market cap 2.96%
Theoretical Best
Specialty Retail
$209.0K
$182.9K – $243.9K
NOI $14,631 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,406
Businesses Nearby
51k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 73%
Home Improvements & Furnishings 10%
Hotels & Casinos 7%
Beauty & Spa 6%
Culver's
Dining
18,559 visits/mo
0.5 miles
Burger King
Dining
9,659 visits/mo
0.5 miles
Denny's
Dining
9,081 visits/mo
0.5 miles
Salon Centric
Beauty & Spa
2,978 visits/mo
0.5 miles
Sinclair
Shops & Services
2,218 visits/mo
0.4 miles
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 Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Stephen Wade Toyota Parts — 150 Auto Mall Dr, St. George, UT 84770
- Custom Wheel Repair — Auto Mall Dr, St. George, UT 84770
- Stephen Wade Auto Center — 150 W Hilton Dr, St. George, UT 84770
- Stephen Wade CJDR Service — 1724 S Auto Mall Dr, St. George, UT 84770
- Stephen Wade CJDR Parts — 1724 S Auto Mall Dr, St. George, UT 84770
Frequently Asked Questions
What type of property is this?
Auto shop - Automotive business specializing in window tinting and clear bra coating services.
Where is this auto shop located?
The property is located at 376 E SUNLAND Dr St George, UT.
What is the asking price?
The asking price for this property is $179,000.
What are key features of this property?
This property features: Business‑only offering focused on automotive window and clear bra coating; 759 square feet of associated commercial space; 0.11‑acre lot
