Climate-Controlled RV Garage Storage
For Sale
Contact for pricing
1855 South Hobby Hut Way, St George, UT 84790
Climate-controlled storage unit with heat, A/C, water, and a large garage door for RVs, boats, and trailers.
Property Size1,200 SF
Price / SF$329.17
Days on Market104
Property Features for 1855 South Hobby Hut Way
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Office, Mixed Use, Special Purpose
Zoning
Commercial
Investment Type
Owner/User
Additional Details
Drive-In Doors
1
Building Details
Year Built
2018
Listing Agency:
EXP Realty - Utah
Listed By:
Julie Millett · License #BR707851000
(435) 705-3298
Source:
Crexi
Added: May 29
Changed: Sep 4
Last Checked: Sep 8 at 4:53AM
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 EXP Realty - Utah
Investment Insights
Based on property information with market context.
This hard-to-find RV man cave storage unit is climate controlled and includes heat, A/C, and water service. The base unit is ready for a buyer’s improvements, with a 25 x 50 layout (1250 total square feet) and a 14 x 18 garage door opening to accommodate larger recreational vehicles and equipment. It is configured for private storage use within a managed complex.
The property is zoned for RV storage and is part of a well-maintained community of privately owned units. An HOA fee of $375 per quarter covers utilities, security, and exterior maintenance. In addition, the complex provides access to an RV dump and wash next door, supporting onsite maintenance needs for RV owners.
For buyers seeking dedicated space for RV toys—such as motor homes, trailers, and boats—the unit offers a controllable indoor environment plus practical access for loading and unloading. Because HOA terms and related costs can vary by ownership, the buyer is responsible for verifying all listing information, including HOA dues and any transfer fees where applicable.
The property is zoned for RV storage and is part of a well-maintained community of privately owned units. An HOA fee of $375 per quarter covers utilities, security, and exterior maintenance. In addition, the complex provides access to an RV dump and wash next door, supporting onsite maintenance needs for RV owners.
For buyers seeking dedicated space for RV toys—such as motor homes, trailers, and boats—the unit offers a controllable indoor environment plus practical access for loading and unloading. Because HOA terms and related costs can vary by ownership, the buyer is responsible for verifying all listing information, including HOA dues and any transfer fees where applicable.
Key Highlights
- 2018‑built, climate‑controlled 25 x 50 RV garage (1,250 total SF) with heat, A/C, and water
- Large 14 x 18 garage door for RVs, boats, motor homes, and trailers
- Zoned for RV storage in a privately owned, well‑maintained complex
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
$11,491
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
2.91%
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%
$229,820
$229.8K
Cap Rate 7%
$164,157
$164.2K
Cap Rate 9%
$127,678
$127.7K
Market Conditions
NOI Build-Up for 1,200 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
$17.3K $14.40/SF
− Vacancy
−$864 −$0.72/SF
EGI
$16.4K $13.68/SF
− OpEx
−$4.9K −$4.10/SF
NOI
$11.5K $9.58/SF
Area
Washington County, UT
Vacancy
5.00%
Lease Rate
$14.40 /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%
$229,820
Cap Rate 7%
$164,157
Cap Rate 9%
$127,678
Alternative Uses
Best Use
Self Storage
$164.2K
$143.6K – $191.5K
NOI $11,491 @ 7.0% cap · market cap 2.91%
Second Best
Warehouse
$145.1K
$127.0K – $169.3K
NOI $10,157 @ 7.0% cap · market cap 2.57%
Theoretical Best
Specialty Retail
$330.4K
$289.1K – $385.5K
NOI $23,131 @ 7.0% cap · market cap 5.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
80
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84790, UT
52,982
Population
20,956
Households
2.5
Avg Household Size
37
Median Age
38%
College-Educated
96%
High-School Grad
48.3 sq mi
ZIP Area
1,097
Density / Sq Mi
$85,720
Median Household Income
$39,108
Median Earnings
$1,598
Median Rent
$500,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Similar Off Market Nearby
- Pioneer Boys Storage — 3773 S Pioneer Rd, St. George, UT 84790
Frequently Asked Questions
What type of property is this?
Warehouse - Climate-controlled storage unit with heat, A/C, water, and a large garage door for RVs, boats, and trailers.
Where is this warehouse located?
The property is located at 1855 South 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: 2018‑built, climate‑controlled 25 x 50 RV garage (1,250 total SF) with heat, A/C, and water; Large 14 x 18 garage door for RVs, boats, motor homes, and trailers; Zoned for RV storage in a privately owned, well‑maintained complex
