Building Details

Building Size 4,454 SF

Year Built 1984

Stories 3

Listing Agency: S. HINDI REAL ESTATE INC

Listed By: Sarah Hindi & Annica Wright Show Phone

Source: Hindihometeam

Added: Jan 29 Changed: Oct 26 Last Checked: Oct 26 at 3:15PM

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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 S. HINDI REAL ESTATE INC

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Investment Insights

Based on property information with market context.

This 1984 bed and breakfast in Rockville has four guest units: three suites with one bedroom and one bathroom each, plus a fourth with a bedroom, adjacent sleeping alcove, and bathroom. A separate owner or manager apartment provides two bedrooms, one-and-a-half bathrooms, a full kitchen, its own entrance, dedicated parking, and a basement. Guest furnishings and the business are included. The property spans nearly half an acre and has a gazebo, cornhole area, BBQ grill, and fire pit, with red rock views. The 4,454 property-size figure is listed without a unit, so it is not characterized here as square footage.

The property is minutes from Zion National Park and is zoned Residential. A transferable conditional use permit allows bed-and-breakfast operation for up to four guest units. Licensing terms require the owner or a manager to live on site, and the resident apartment is reserved for that operator rather than guest rental.

Key Highlights

• Four guest units: three one‑bedroom, one‑bathroom suites and a fourth with a bedroom, sleeping alcove, and bathroom
• Transferable conditional use permit; Residential zoning and on‑site owner or manager required
• Separate resident apartment with two bedrooms, one‑and‑a‑half bathrooms, full kitchen, and private entrance

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$34,274

Cap Rate

3.43%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$685,480 $685.5K

Cap Rate 7%

$489,629 $489.6K

Cap Rate 9%

$380,822 $380.8K

Is this asking price fair?

Market Conditions

NOI Build-Up for 4,454 SF

Gross rent

$80.2K $18.00/SF

− Vacancy

−$8.0K −$1.80/SF

EGI

$72.2K $16.20/SF

− OpEx

−$37.9K −$8.51/SF

NOI

$34.3K $7.69/SF

Area

Washington County, UT

Vacancy

10.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

52.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$685,480

Cap Rate 7%

$489,629

Cap Rate 9%

$380,822

Alternative Uses

Best Use

Hotel Hospitality

$489.6K

$428.4K – $571.2K (±1% cap)

NOI $34,274 @ 7.0% cap · market cap 3.43%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$1.23M

$1.07M – $1.43M (±1% cap)

NOI $85,856 @ 7.0% cap · market cap 8.60%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Open Analytics

Current Use

Heller House Inn ... Bed & Breakfast

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

26

Businesses Nearby

Explore this area Business Placement

Demographics for 84763, UT

226

Population

166

Households

1.4

Avg Household Size

54

Median Age

34%

College-Educated

100%

High-School Grad

14.4 sq mi

ZIP Area

16

Density / Sq Mi

$46,250

Median Household Income

$19,091

Median Earnings

$1,500

Median Rent

$658,300

Median Home Value

Similar Off Market Nearby

• The Inn at 37 Main — 37 W Main St, Rockville, UT 84763
• Heller House Inn on Main — 225 E Main St, Rockville, UT 84763
• Tyler Inn at Zion — 244 W Main St, Rockville, UT 84763
• Bunk House Inn at Zion — 149 E Main St, Rockville, UT 84781

Frequently Asked Questions

What type of property is this?

Bed & breakfast - Four guest suites share the property with a separate apartment reserved for the resident owner or manager.

Where is this bed & breakfast located?

The property is located at 225 E Main Street Rockville, UT.

What is the asking price?

The asking price for this property is $998,000.

What are key features of this property?

This property features: Four guest units: three one‑bedroom, one‑bathroom suites and a fourth with a bedroom, sleeping alcove, and bathroom; Transferable conditional use permit; Residential zoning and on‑site owner or manager required; Separate resident apartment with two bedrooms, one‑and‑a‑half bathrooms, full kitchen, and private entrance