Fourplex with Central
For Sale
$1,200,000
Pending
1070 N 1400 St W, St George, UT 84770
MultiFamily, St George, UT
Property Size4,136 SF
Lot Size0.31 Acres
Days on Market25
Property Features for 1070 N 1400 St W
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Subdivision
BILL EDWARDS
Elementary school
Paradise Canyon Elementary
Middle school
Dixie Middle
High school
Dixie High
Directions
From Sunset Blvd or Snow Canyon Parkway turn onto 1400 W. These two 4 plexes are next door to each other and by other 4 plexes so just look for the house numbers on the side of the buildings.
Standard status
Pending
APN
SG-BES-5
Size
4,136 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Annual Amount
1603
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Building Details
Year built
1996
Floors in Building
2
Number of units
4
Roof type
Asphalt
Listing Agency:
ERA BROKERS CONSOLIDATED SG
(435) 628-1606
Listed By:
JAYDEN D LARKIN
(435) 212-4141
Added: Aug 12
Changed: Aug 31
Last Checked: Sep 5 at 2:06PM
MLS# 26-275059
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 fourplex contains 4136 square feet on a 0.31-acre parcel at 1070 N 1400 St W in St George, Utah. Constructed in 1996, the property is equipped with central air conditioning and heat pump heating, supporting year-round residential use. An asphalt roof completes the primary building systems.
The property is located in Washington County within the 84770 postal area. Its configuration as a fourplex and multifamily classification position it as a residential income asset, while the documented building systems and established construction date provide a straightforward basis for property review.
The property is located in Washington County within the 84770 postal area. Its configuration as a fourplex and multifamily classification position it as a residential income asset, while the documented building systems and established construction date provide a straightforward basis for property review.
Key Highlights
- Fourplex classification for multifamily residential use
- 4136 square feet of property size
- 0.31‑acre lot in St George, UT
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
$49,768
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
4.15%
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%
$995,360
$995.4K
Cap Rate 7%
$710,971
$711.0K
Cap Rate 9%
$552,978
$553.0K
Market Conditions
NOI Build-Up for 4,136 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 $18.00/SF
− Vacancy
−$3.4K −$0.81/SF
EGI
$71.1K $17.19/SF
− OpEx
−$21.3K −$5.16/SF
NOI
$49.8K $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%
$995,360
Cap Rate 7%
$710,971
Cap Rate 9%
$552,978
Alternative Uses
Best Use
Multifamily LT 5
$711.0K
$622.1K – $829.5K
NOI $49,768 @ 7.0% cap · market cap 4.15%
Second Best
Apartment 5plus
$656.5K
$574.5K – $765.9K
NOI $45,956 @ 7.0% cap · market cap 3.83%
Theoretical Best
Specialty Retail
$1.14M
$996.6K – $1.33M
NOI $79,726 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
925
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Multifamily property with heat pump heating, an asphalt roof, and established residential construction.
Where is this quadplex located?
The property is located at 1070 N 1400 St W St George, UT.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Fourplex classification for multifamily residential use; 4136 square feet of property size; 0.31‑acre lot in St George, UT
