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    Sun River RV Garage Title is generated by Realmo AI

    1855 S Hobby Hut Way, St George, UT 84790

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    Claim this Listing
    New
    For Sale
    $395,000

    COMMERCIAL - St George, UT

    Property size:
    2,400 SF
    Lot size:
    0.03 Acres
    Price / SF:
    $164/SF
    Added:
    May 20, 2026
    Days on Market:
    3
    Last Refresh:
    May 22 at 8:06 pm

    Property Features for 1855 S Hobby Hut Way

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    SG-GSR-2-119
    Size
    2,400 SF
    Lot size
    0.03 Acres

    Building Details

    Year built
    2018
    Floors in Building
    1

    We can help!

    Listing Contact
    Julie A Millett

    Listing agent Julie A Millett

    Listing office EXP REALTY LLC (So Utah) 20 N Main Street #301 EXP Realty Southern Utah, UT

    Listing date May 20, 2026

    MLS# 26-272698

    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.

    HighLights

    • Climate‑controlled RV garage (heat and A/C).
    • Large 25 X 50 (1250 sq ft) space with a 14 X 18 garage door.
    • HOA includes all utilities, security, and exterior maintenance.
    • Ready for RVs, boats, motor homes, and trailers.
    • Access to RV dump and wash station.
    • Part of a well‑maintained complex.

    Overview

    This property features a hard-to-find Sun River Man Cave RV Garage. The unit is climate controlled with heat, A/C, and water. The base man cave is ready for improvements. The unit is zoned for RV storage and is part of a well-maintained complex. It also includes access to the RV Dump & Wash next door. The unit is 25 X 50, totaling 1250 square feet, with a 14 X 18 garage door. This versatile unit offers space for work, play, and storage. The HOA fee is $375 a quarter and includes all utilities, security, and exterior maintenance. It is suitable for RV toys, boats, motor homes, and trailers. The lot size is 0.03 acres. The property is located in St George, UT.

    Financial Insights

    Value Estimation Calculated for Self Storage

    Conservative
    $255.4K
    NOI $22,982 @ 9.00% cap · cautious / downside scenario
    Moderate
    $328.3K
    NOI $22,982 @ 7.00% cap · market / base-case scenario
    Aggressive
    $459.6K
    NOI $22,982 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Self Storage

    Component $ $/SF
    Gross rent $34.6k $14.40
    − Vacancy −$1.7k −$0.72
    EGI $32.8k $13.68
    − OpEx −$9.8k −$4.10
    NOI $23.0k $9.58
    2,400 SF · lease $14.40/SF/yr · vacancy 5.00% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Self Storage
    $328.3K
    $287.3K – $383.0K (±1% cap)
    NOI $22,982 @ 7.0% cap · market cap 5.82%
    Second Best
    Industrial
    $239.0K
    $209.1K – $278.8K (±1% cap)
    NOI $16,729 @ 7.0% cap · market cap 4.24%
    Theoretical Best
    Specialty Retail
    $660.9K
    $578.3K – $771.1K (±1% cap)
    NOI $46,263 @ 7.0% cap · market cap 11.71%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Map

    City
    St George
    County
    Washington
    State
    Utah
    Longitude
    -113.607356
    Latitude
    37.034027

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    FAQs

    What type of property is this?
    Self storage facility - Climate-controlled RV garage in St George, ready for improvements.
    Where is this self storage facility located?
    The property is located at 1855 S Hobby Hut Way St George, UT.
    What is the asking price?
    The asking price for this property is $395,000.
    What are key features of this property?
    This property features: Climate‑controlled RV garage (heat and A/C).; Large 25 X 50 (1250 sq ft) space with a **14 X 18 garage door**.; HOA includes all utilities, security, and exterior maintenance.
    (435) 705-3298
    We can help!
    Listing Contact
    Julie A Millett
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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