St. George Duplex Near
For Sale
$829,900
239 N Main St, St George, UT 84770
MULTI_FAMILY - St George, UT
Property Size3,164 SF
Lot Size0.20 Acres
Price / SF$262.29
Days on Market169
Property Features for 239 N Main St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential, Multi-Family
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bathroom 1, Bedroom 6, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 5, Bathroom 3, Bedroom 3
Elementary school
Legacy Elementary
Middle school
Dixie Middle
High school
Dixie High
Subdivision
Greater St. George
Standard status
Active
APN
SG-1629
Size
3,164 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
1839
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Amenities
off-street parking
in-unit laundry hookups
Building Details
Year built
1947
Floors in Building
2
Number of units
2
Roof type
Asphalt
Listing Agency:
RED CLIFFS REAL ESTATE
(801) 641-6655
Listed By:
Tiffani Wardle
(435) 632-3821
Added: Mar 5
Changed: Aug 18
Last Checked: Aug 21 at 6:06PM
MLS# 26-269897
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.
Investment Insights
Based on property information with market context.
This multifamily property is located steps from Historic Downtown St. George. It features two units. Unit A has 4 bedrooms and 1.5 bathrooms and is currently rented for $2,700 per month. Unit B has 2 bedrooms and 2 bathrooms and is currently rented for $1,500 per month. Each unit includes updated kitchens and in-unit laundry hookups. The utilities are separately metered, with gas shared. Off-street parking and a private driveway are available. The property is located in an Opportunity Zone. The property contains 3,164 square feet and sits on a lot of 0.2 acres.
Key Highlights
- Duplex in Opportunity Zone steps from Historic Downtown St. George
- Two units: Unit A (4 bed, 1.5 bath) and Unit B (2 bed, 2 bath)
- Current rents: Unit A $2,700/month and Unit B $1,500/month
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
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,287
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
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Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex in St. George, offering income potential.
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: Duplex in Opportunity Zone steps from Historic Downtown St. George; Two units: Unit A (4 bed, 1.5 bath) and Unit B (2 bed, 2 bath); Current rents: Unit A $2,700/month and Unit B $1,500/month
