Fenced-Yard Flex
For Sale
$990,000
1198 W 1130 N, St George, UT 84770
Combined warehouse and office property with a fenced outdoor area for equipment and vehicle parking.
Property Size5,040 SF
Days on Market9
Property Features for 1198 W 1130 N
General Information
Standard status
Active
Size
5,040 SF
Property subtype
Industrial
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Dock-High Doors
1
Drive-In Doors
3
Building Details
Building Size
5,040 SF
Year Built
1993
Buildings
1
Listing Agency:
Ence Group LLC
(435) 668-4242
Listed By:
Skyler W Ence
(435) 668-4242
Source:
Gardnerrealestate
Added: Aug 13
Changed: Aug 17
Last Checked: Aug 21 at 10:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Ence Group LLC
Investment Insights
Based on property information with market context.
This flex property combines warehouse and office functionality within a building constructed in 1993. The facility includes four roll-up doors, including one street-accessible entrance with a loading dock-height threshold. Interior office improvements include two private offices, a reception area, a kitchen that may serve as additional office space, and one bathroom.
A large fenced yard provides outdoor parking for equipment and vehicles. The mix of warehouse access, office areas, and enclosed exterior storage supports a range of operational requirements within one commercial property.
A large fenced yard provides outdoor parking for equipment and vehicles. The mix of warehouse access, office areas, and enclosed exterior storage supports a range of operational requirements within one commercial property.
Key Highlights
- Four roll‑up doors provide warehouse access
- One roll‑up door includes a street‑level loading dock‑height entrance
- Large fenced yard for equipment and vehicle parking
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
$53,952
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
5.45%
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%
$1,079,040
$1.1M
Cap Rate 7%
$770,743
$770.7K
Cap Rate 9%
$599,467
$599.5K
Market Conditions
NOI Build-Up for 5,040 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
$74.4K $14.76/SF
− Vacancy
−$2.5K −$0.49/SF
EGI
$71.9K $14.27/SF
− OpEx
−$18.0K −$3.57/SF
NOI
$54.0K $10.70/SF
Area
Washington County, UT
Vacancy
3.30%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
25.00%
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%
$1,079,040
Cap Rate 7%
$770,743
Cap Rate 9%
$599,467
Alternative Uses
Best Use
Office B
$770.7K
$674.4K – $899.2K
NOI $53,952 @ 7.0% cap · market cap 5.45%
Second Best
Warehouse
$609.4K
$533.2K – $711.0K
NOI $42,658 @ 7.0% cap · market cap 4.31%
Theoretical Best
Specialty Retail
$1.39M
$1.21M – $1.62M
NOI $97,152 @ 7.0% cap · market cap 9.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
3
Drive-in doors
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
752
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Combined warehouse and office property with a fenced outdoor area for equipment and vehicle parking.
Where is this flex space located?
The property is located at 1198 W 1130 N St George, UT.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Four roll‑up doors provide warehouse access; One roll‑up door includes a street‑level loading dock‑height entrance; Large fenced yard for equipment and vehicle parking
