Multi-Level Retail
For Sale
$3,600,000
174 W 200 N, Cedar City, UT 84721
Four-level commercial retail building on a busy street, with price including building and land.
Property Size24,000 SF
Price / SF$150
Days on Market143
Property Features for 174 W 200 N
General Information
Standard status
Active
Size
24,000 SF
Building Details
Year Built
1962
Stories
4
Listing Agency:
Coldwell Banker Commercial Advantage
Listed By:
Daniel S Roberts · License #5480148-PB00
(888) 586-8181
Source:
Thehonorgrouputah
Added: Apr 24
Changed: Sep 12
Last Checked: Sep 12 at 12:42PM
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 Coldwell Banker Commercial Advantage
Investment Insights
Based on property information with market context.
This four-level commercial building is configured for retail use and is offered for sale with the building and land included in the asking price. The property is presented as a single asset for buyers seeking a multi-level retail structure.
The building fronts a busy street, supporting walk-in and pass-by exposure for ground-up retail activity on the street level. Showings require the seller’s agent to be present.
The seller has indicated that financing may be available on approved credit.
The building fronts a busy street, supporting walk-in and pass-by exposure for ground-up retail activity on the street level. Showings require the seller’s agent to be present.
The seller has indicated that financing may be available on approved credit.
Key Highlights
- Four‑level commercial retail building on a busy street
- Price includes building and land
- Seller will finance on approved credit
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
$216,881
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
6.02%
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%
$4,337,620
$4.3M
Cap Rate 7%
$3,098,300
$3.1M
Cap Rate 9%
$2,409,789
$2.4M
Market Conditions
NOI Build-Up for 24,000 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
$316.8K $13.20/SF
− Vacancy
−$7.0K −$0.29/SF
EGI
$309.8K $12.91/SF
− OpEx
−$92.9K −$3.87/SF
NOI
$216.9K $9.04/SF
Area
Iron County, UT
Vacancy
2.20%
Lease Rate
$13.20 /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%
$4,337,620
Cap Rate 7%
$3,098,300
Cap Rate 9%
$2,409,789
Alternative Uses
Best Use
Retail
$3.10M
$2.71M – $3.61M
NOI $216,881 @ 7.0% cap · market cap 6.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.90M
$4.29M – $5.72M
NOI $343,107 @ 7.0% cap · market cap 9.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,350
Businesses Nearby
69k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 41%
Home Improvements & Furnishings 25%
Dining 23%
Hotels & Casinos 7%
Hurst Ace Hardware
Home Improvements & Furnishings
17,346 visits/mo
0.5 miles
Maverik Adventures First Stop
Shops & Services
10,011 visits/mo
0.5 miles
Mountain America Credit Union
Shops & Services
9,512 visits/mo
0.4 miles
Great Harvest Bread Co.
Dining
7,990 visits/mo
0.2 miles
Phillips 66
Shops & Services
5,523 visits/mo
0.4 miles
Demographics for 84721, UT
27,329
Population
9,638
Households
2.8
Avg Household Size
29
Median Age
29%
College-Educated
92%
High-School Grad
186.9 sq mi
ZIP Area
146
Density / Sq Mi
$73,342
Median Household Income
$30,662
Median Earnings
$1,076
Median Rent
$345,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Retail space - Four-level commercial retail building on a busy street, with price including building and land.
Where is this retail space located?
The property is located at 174 W 200 N Cedar City, UT.
What is the asking price?
The asking price for this property is $3,600,000.
What are key features of this property?
This property features: Four‑level commercial retail building on a busy street; Price includes building and land; Seller will finance on approved credit
