101-Room Hotel with
For Sale
$15,900,000
Pending
1450 S AUTO MALL Dr, St George, UT 84770
COMMERCIAL - St George, UT
Property Size59,488 SF
Lot Size3.62 Acres
Days on Market145
Property Features for 1450 S AUTO MALL Dr
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Greater St. George
Standard status
Pending
APN
SG-5-2-31-3337
Size
59,488 SF
Lot size
3.62 Acres
Taxes and HOA fees
Tax Annual Amount
58399
Amenities
courtyard
outdoor pool
fitness center
Building Details
Year built
1978
Floors in Building
2
Listing Agency:
KW Ascend Keller Williams Realty
(435) 767-9888
Listed By:
ROD E PACKER · License #5497658
(435) 680-2562
Added: Mar 30
Changed: Aug 18
Last Checked: Aug 21 at 3:06PM
MLS# 26-270747
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.
The property comprises a 101-room hotel and restaurant across 59,488 square feet on 3.62 acres. Guest rooms are arranged along interior corridors, with patio doors opening toward the pool and courtyard; upper-level rooms also include private decks. The grounds feature an outdoor pool, courtyard, fitness center, and gym. Originally built in 1978, the property is undergoing renovation, updating, and capital improvements at varying stages, with completion required by the buyer.
The site is positioned along I-15 near Exit 6 and has freeway exposure. The hotel grounds include the lodging improvements, restaurant, courtyard, and pool area. The asset is in receivership, and offers require approval from the Receivership Court.
The site is positioned along I-15 near Exit 6 and has freeway exposure. The hotel grounds include the lodging improvements, restaurant, courtyard, and pool area. The asset is in receivership, and offers require approval from the Receivership Court.
Key Highlights
- 101‑room hotel and restaurant on 3.62 acres
- 59,488‑square‑foot property originally built in 1978
- Interior guest‑room corridors with patio doors to the pool and courtyard
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
$1,146,697
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
7.21%
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%
$22,933,940
$22.9M
Cap Rate 7%
$16,381,386
$16.4M
Cap Rate 9%
$12,741,078
$12.7M
Market Conditions
NOI Build-Up for 59,488 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
$1.55M $26.04/SF
− Vacancy
−$20.1K −$0.34/SF
EGI
$1.53M $25.70/SF
− OpEx
−$382.2K −$6.43/SF
NOI
$1.15M $19.28/SF
Area
Washington County, UT
Vacancy
1.30%
Lease Rate
$26.04 /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%
$22,933,940
Cap Rate 7%
$16,381,386
Cap Rate 9%
$12,741,078
Alternative Uses
Best Use
Specialty Retail
$16.38M
$14.33M – $19.11M
NOI $1,146,697 @ 7.0% cap · market cap 7.21%
Second Best
Hotel Hospitality
$6.54M
$5.72M – $7.63M
NOI $457,760 @ 7.0% cap · market cap 2.88%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,220
Businesses Nearby
308k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 65%
Shops & Services 24%
Hotels & Casinos 8%
Home Improvements & Furnishings 2%
Chick-fil-A
Dining
44,950 visits/mo
0.1 miles
Maverik Adventures First Stop
Shops & Services
38,399 visits/mo
0.2 miles
McDonald's
Dining
30,683 visits/mo
0.1 miles
Cracker Barrel Old Country Store
Dining
19,134 visits/mo
0.5 miles
Culver's
Dining
18,559 visits/mo
0.4 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Hotel property with an integrated restaurant, courtyard, outdoor pool, and interior guest-room corridors.
Where is this hotel located?
The property is located at 1450 S AUTO MALL Dr St George, UT.
What is the asking price?
The asking price for this property is $15,900,000.
What are key features of this property?
This property features: 101‑room hotel and restaurant on 3.62 acres; 59,488‑square‑foot property originally built in 1978; Interior guest‑room corridors with patio doors to the pool and courtyard
