NNN Senior Housing
New
For Sale
$1,600,000
630 S 200 E, Saint George, UT 84770
A long-term NNN lease assigns property expenses to the tenant.
Property Size5,772 SF
Days on Market2
Property Features for 630 S 200 E
General Information
Standard status
Active
Size
5,772 SF
Class
B
Property subtype
Office
Building Details
Building Size
5,772 SF
Year Built
1994
Tenancy
Single
Listing Agency:
NAI Excel
Listed By:
Roy Barker · License #UT #11056969-SA00
(435) 628-1609
Source:
Naiglobal
Added: Sep 26
Last Checked: Sep 26 at 2:42PM
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 NAI Excel
Investment Insights
Based on property information with market context.
Built in 1994, this senior housing property is occupied by an independent living center serving older adults and people with disabilities. The lease is structured as NNN, with the tenant covering property expenses, and includes personal guaranties from the business owners.
The property is at 630 S 200 E in Saint George, with access to the broader Southern Utah market.
The property is at 630 S 200 E in Saint George, with access to the broader Southern Utah market.
Key Highlights
- Independent living center serves older adults and people with disabilities
- Long‑term NNN lease places property expenses with the tenant
- Lease includes personal guaranties from the business owners
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
$64,133
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
4.01%
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%
$1,282,660
$1.3M
Cap Rate 7%
$916,186
$916.2K
Cap Rate 9%
$712,589
$712.6K
Market Conditions
NOI Build-Up for 5,772 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
$121.2K $21.00/SF
− Vacancy
−$4.6K −$0.80/SF
EGI
$116.6K $20.20/SF
− OpEx
−$52.5K −$9.09/SF
NOI
$64.1K $11.11/SF
Area
Washington County, UT
Vacancy
3.80%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,282,660
Cap Rate 7%
$916,186
Cap Rate 9%
$712,589
Alternative Uses
Best Use
Apartment 5plus
$916.2K
$801.7K – $1.07M
NOI $64,133 @ 7.0% cap · market cap 4.01%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.59M
$1.39M – $1.85M
NOI $111,262 @ 7.0% cap · market cap 6.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,233
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Amada Senior Care — Inside the, 1031 South Bluff Street, Suite 212, Bluff St Executive Building, St. George, UT 84770
- Sage Elder Care — 43 S 100 E UNIT 300, St. George, UT 84770
Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - A long-term NNN lease assigns property expenses to the tenant.
Where is this senior housing / retirement home located?
The property is located at 630 S 200 E Saint George, UT.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Independent living center serves older adults and people with disabilities; Long‑term NNN lease places property expenses with the tenant; Lease includes personal guaranties from the business owners
