Office Building with Three
For Sale
$3,000,000
427 W 100 S, St George, UT 84770
Commercial Sale, St George, UT
Property Size13,180 SF
Lot Size1.28 Acres
Price / SF$227.62
Days on Market95
Property Features for 427 W 100 S
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Subdivision
Greater St. George
Standard status
Active
APN
SG-112-B-1-A
Size
13,180 SF
Lot size
1.28 Acres
Taxes and HOA fees
Tax Annual Amount
20969
Building Details
Year built
1990
Floors in Building
2
Listing Agency:
REALTY EXECUTIVES
(435) 628-1677
Listed By:
BRIAN T. HICKMAN
(435) 632-8200
Added: May 19
Changed: Aug 20
Last Checked: Aug 21 at 6:06PM
MLS# 26-272531
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 office property contains 13,180 square feet on 1.28 acres and was constructed in 1990. The offering includes three parcels, with the parcel immediately south of the primary property included in the sale. Commercial spaces within the property are occupied by businesses.
The property is positioned at the corner of 100 South and Bluff Street at 427 W 100 S in St. George, Utah. Its configuration combines an office building with multiple parcels under one offering.
The property is positioned at the corner of 100 South and Bluff Street at 427 W 100 S in St. George, Utah. Its configuration combines an office building with multiple parcels under one offering.
Key Highlights
- 13,180 square feet of office property
- 1.28‑acre site
- Three parcels included in the sale
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
$141,317
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
4.71%
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%
$2,826,340
$2.8M
Cap Rate 7%
$2,018,814
$2.0M
Cap Rate 9%
$1,570,189
$1.6M
Market Conditions
NOI Build-Up for 13,180 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
$243.6K $18.48/SF
− Vacancy
−$8.0K −$0.61/SF
EGI
$235.5K $17.87/SF
− OpEx
−$94.2K −$7.15/SF
NOI
$141.3K $10.72/SF
Area
Washington County, UT
Vacancy
3.30%
Lease Rate
$18.48 /SF/Yr
Expense Ratio
40.00%
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%
$2,826,340
Cap Rate 7%
$2,018,814
Cap Rate 9%
$1,570,189
Alternative Uses
Best Use
Healthcare Medical
$2.02M
$1.77M – $2.36M
NOI $141,317 @ 7.0% cap · market cap 4.71%
Second Best
Office B
$2.02M
$1.76M – $2.35M
NOI $141,088 @ 7.0% cap · market cap 4.70%
Theoretical Best
Specialty Retail
$3.63M
$3.18M – $4.23M
NOI $254,059 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,230
Businesses Nearby
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?
Office building - Office property with occupied commercial spaces and three included parcels.
Where is this office building located?
The property is located at 427 W 100 S St George, UT.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 13,180 square feet of office property; 1.28‑acre site; Three parcels included in the sale
