Downtown Coffee Shop with
For Sale
$350,000
20 Main ST, Cedar City, UT 84720
Zoned CC with a tenant in place on historic Main Street, near a newly built Hampton Inn & Suites.
Property Size2,447 SF
Price / SF$143.03
Days on Market55
Property Features for 20 Main ST
General Information
Standard status
Active
Size
2,447 SF
Property subtype
General Commercial
Amenities
3
0.01
Building Details
Year Built
1989
Listing Agency:
Stratum Real Estate Group So Branch
(435) 590-7070
Listed By:
JASON stg.rets.jasons
(435) 590-7070
Source:
Xome
Added: Jun 15
Changed: Aug 8
Last Checked: Aug 8 at 3:38AM
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 Stratum Real Estate Group So Branch
Investment Insights
Based on property information with market context.
This offering presents a downtown coffee shop or restaurant opportunity with a tenant currently in place. The property is zoned CC and is positioned for walk-in and passing-foot-traffic operations on historic Main Street in Cedar City.
The location is described as being in the heart of downtown at 20 S Main, just a short distance from the newly built Hampton Inn & Suites. The remarks also note proximity to other local dining and retail options.
Please note that the building is not part of the sale; the sale is for the lease. Seller financing is also indicated as being available to qualified parties.
The location is described as being in the heart of downtown at 20 S Main, just a short distance from the newly built Hampton Inn & Suites. The remarks also note proximity to other local dining and retail options.
Please note that the building is not part of the sale; the sale is for the lease. Seller financing is also indicated as being available to qualified parties.
Key Highlights
- Zoned CC commercial space on historic Main Street (20 S Main) in Cedar City
- Tenant in place
- Year built: 1989
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
$20,031
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
5.72%
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%
$400,620
$400.6K
Cap Rate 7%
$286,157
$286.2K
Cap Rate 9%
$222,567
$222.6K
Market Conditions
NOI Build-Up for 2,447 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
$27.3K $11.16/SF
− Vacancy
−$601 −$0.25/SF
EGI
$26.7K $10.91/SF
− OpEx
−$6.7K −$2.73/SF
NOI
$20.0K $8.19/SF
Area
Iron County, UT
Vacancy
2.20%
Lease Rate
$11.16 /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%
$400,620
Cap Rate 7%
$286,157
Cap Rate 9%
$222,567
Alternative Uses
Best Use
Specialty Retail
$286.2K
$250.4K – $333.9K
NOI $20,031 @ 7.0% cap · market cap 5.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$499.8K
$437.3K – $583.1K
NOI $34,983 @ 7.0% cap · market cap 10.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,278
Businesses Nearby
69k
Monthly Visits Nearby
Well-served
Demand for This Use
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
0.3 miles
Maverik Adventures First Stop
Shops & Services
10,011 visits/mo
0.3 miles
Mountain America Credit Union
Shops & Services
9,512 visits/mo
0.5 miles
Great Harvest Bread Co.
Dining
7,990 visits/mo
0.1 miles
Phillips 66
Shops & Services
5,523 visits/mo
0.1 miles
Demographics for 84720, UT
23,607
Population
8,984
Households
2.6
Avg Household Size
28
Median Age
35%
College-Educated
95%
High-School Grad
341.5 sq mi
ZIP Area
69
Density / Sq Mi
$63,742
Median Household Income
$29,979
Median Earnings
$932
Median Rent
$357,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Coffee shop - Zoned CC with a tenant in place on historic Main Street, near a newly built Hampton Inn & Suites.
Where is this coffee shop located?
The property is located at 20 Main ST Cedar City, UT.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Zoned CC commercial space on historic Main Street (20 S Main) in Cedar City; Tenant in place; Year built: 1989
