Downtown St George
For Sale
$550,000
464 E 700 St S, St George, UT 84770
MULTI_FAMILY - St George, UT
Property Size1,994 SF
Lot Size0.20 Acres
Price / SF$275.83
Days on Market259
Property Features for 464 E 700 St S
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 5, Bathroom 3
Elementary school
Legacy Elementary
Middle school
Dixie Middle
High school
Dixie High
Subdivision
Greater St. George
Standard status
Active
APN
SG-1388-H
Size
1,994 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
2347
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Building Details
Year built
1968
Floors in Building
1
Number of units
2
Roof type
Tar/Gravel
Listing Agency:
RED ROCK REAL ESTATE
(435) 275-2775
Listed By:
LOUIS J GARRETT
(435) 229-3356
Added: Dec 5, 2025
Changed: Aug 18
Last Checked: Aug 21 at 1:06PM
MLS# 25-267226
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 two-unit duplex is located in downtown St George, placing it near restaurants, shops, transit, and major employers. Unit A features 3 beds and 2 baths, while Unit B includes 2 beds and 1 bath. Each unit is equipped with washer/dryer hookups. The property includes off-street parking. Newer mechanicals include HVAC, roof, and water heaters. The landscaping is low-maintenance. The property has a strong rental history with consistent occupancy. Market rents in the area support cash flow potential. The property is in turnkey condition with minimal immediate expenses, making it suitable for long-term tenants. The lot size is 0.2 acres and the property size is 1994 square feet.
Key Highlights
- Two‑unit downtown duplex with Unit A (3 beds, 2 baths) and Unit B (2 beds, 1 bath)
- Heating: natural gas; cooling: central air
- Washer/dryer hookups in each unit
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
$23,994
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
4.36%
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%
$479,880
$479.9K
Cap Rate 7%
$342,771
$342.8K
Cap Rate 9%
$266,600
$266.6K
Market Conditions
NOI Build-Up for 1,994 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
$35.9K $18.00/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$34.3K $17.19/SF
− OpEx
−$10.3K −$5.16/SF
NOI
$24.0K $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%
$479,880
Cap Rate 7%
$342,771
Cap Rate 9%
$266,600
Alternative Uses
Best Use
Multifamily LT 5
$342.8K
$299.9K – $399.9K
NOI $23,994 @ 7.0% cap · market cap 4.36%
Second Best
Apartment 5plus
$316.5K
$277.0K – $369.3K
NOI $22,156 @ 7.0% cap · market cap 4.03%
Theoretical Best
Specialty Retail
$549.1K
$480.5K – $640.6K
NOI $38,437 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,318
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Turnkey duplex in prime location with strong rental history.
Where is this duplex located?
The property is located at 464 E 700 St S St George, UT.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Two‑unit downtown duplex with Unit A (3 beds, 2 baths) and Unit B (2 beds, 1 bath); Heating: natural gas; cooling: central air; Washer/dryer hookups in each unit
