Updated Duplex Near Historic
For Sale
$829,900
239 N Main ST, St George, UT 84770
Two residential units offer separate utilities, laundry hookups, off-street parking, and a private driveway near Historic Downtown St. George.
Property Size3,164 SF
Days on Market157
Property Features for 239 N Main ST
General Information
Standard status
Active
Size
3,164 SF
Property subtype
MULTI_FAMILY
Financials
Gross Income
$50,400
Opportunity Zone
Yes
Taxes and HOA fees
Annual Taxes
$1,839
Amenities
updated kitchens
in-unit laundry hookups
separately metered utilities
Building Details
Building Size
3,164 SF
Year Built
1947
Buildings
1
Tenancy
Multi
Listing Agency:
RED CLIFFS REAL ESTATE
(435) 632-3821
Listed By:
Tiffani Wardle
(435) 632-3821
Source:
Gardnerrealestate
Added: Mar 5
Changed: Aug 3
Last Checked: Aug 9 at 11:53AM
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 RED CLIFFS REAL ESTATE
Investment Insights
Based on property information with market context.
Built in 1947, this duplex contains two residential units with distinct layouts. Unit A provides 4 bedrooms and 1.5 bathrooms, while Unit B includes 2 bedrooms and 2 bathrooms. Both units feature updated kitchens and in-unit laundry hookups, supporting practical day-to-day living. Utilities are separately metered, with gas shared between the units.
The property includes off-street parking and a private driveway. Its address at 239 N Main ST places the duplex near Historic Downtown St. George, providing a central setting for residential occupancy. The two-unit configuration and separate utility metering offer a straightforward physical layout for an owner or investor evaluating a multifamily property.
The property includes off-street parking and a private driveway. Its address at 239 N Main ST places the duplex near Historic Downtown St. George, providing a central setting for residential occupancy. The two-unit configuration and separate utility metering offer a straightforward physical layout for an owner or investor evaluating a multifamily property.
Key Highlights
- Two‑unit duplex with 4‑bedroom and 2‑bedroom layouts
- Unit A includes 4 bedrooms and 1.5 bathrooms
- Unit B includes 2 bedrooms and 2 bathrooms
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
$38,072
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
4.59%
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%
$761,440
$761.4K
Cap Rate 7%
$543,886
$543.9K
Cap Rate 9%
$423,022
$423.0K
Market Conditions
NOI Build-Up for 3,164 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
$57.0K $18.00/SF
− Vacancy
−$2.6K −$0.81/SF
EGI
$54.4K $17.19/SF
− OpEx
−$16.3K −$5.16/SF
NOI
$38.1K $12.03/SF
Area
Washington County, UT
Vacancy
4.50%
Lease Rate
$18.00 /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%
$761,440
Cap Rate 7%
$543,886
Cap Rate 9%
$423,022
Alternative Uses
Best Use
Multifamily LT 5
$543.9K
$475.9K – $634.5K
NOI $38,072 @ 7.0% cap · market cap 4.59%
Second Best
Apartment 5plus
$502.2K
$439.5K – $585.9K
NOI $35,156 @ 7.0% cap · market cap 4.24%
Theoretical Best
Specialty Retail
$871.3K
$762.4K – $1.02M
NOI $60,990 @ 7.0% cap · market cap 7.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,382
Businesses Nearby
Explore this area
Business Placement
Demographics for 84770, UT
44,505
Population
21,173
Households
2.1
Avg Household Size
36
Median Age
29%
College-Educated
93%
High-School Grad
72.1 sq mi
ZIP Area
617
Density / Sq Mi
$68,174
Median Household Income
$34,586
Median Earnings
$1,344
Median Rent
$407,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer separate utilities, laundry hookups, off-street parking, and a private driveway near Historic Downtown St. George.
Where is this duplex located?
The property is located at 239 N Main ST St George, UT.
What is the asking price?
The asking price for this property is $829,900.
What are key features of this property?
This property features: Two‑unit duplex with 4‑bedroom and 2‑bedroom layouts; Unit A includes 4 bedrooms and 1.5 bathrooms; Unit B includes 2 bedrooms and 2 bathrooms
