Duplex With Updated
For Sale
$829,900
239 N Main St, St George, UT 84770
MultiFamily, St George, UT
Property Size3,164 SF
Lot Size0.20 Acres
Price / SF$262.29
Days on Market187
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 3, Bedroom 6, Bathroom 2, Bedroom 1, Bedroom 4, Bedroom 5, Bedroom 2, Bathroom 1, Bathroom 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
in-unit laundry hookups
off-street parking
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: Sep 8
Last Checked: Sep 8 at 5:06PM
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 3,164-square-foot duplex contains two separate residential units on a 0.2-acre parcel. Unit A offers 4 bedrooms and 1.5 bathrooms, while Unit B provides 2 bedrooms and 2 bathrooms. Both units include updated kitchens and hookups for in-unit laundry. Utilities are separately metered, with gas service shared between the units.
Built in 1947, the property has natural gas heating, central air conditioning, and an asphalt roof. Off-street parking and a private driveway support convenient access for occupants. The property is located at 239 N Main St in St George, near Historic Downtown St. George.
Built in 1947, the property has natural gas heating, central air conditioning, and an asphalt roof. Off-street parking and a private driveway support convenient access for occupants. The property is located at 239 N Main St in St George, near Historic Downtown St. George.
Key Highlights
- Two‑unit duplex totaling 3,164 square feet
- 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
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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 - Two rental units include in-unit laundry hookups, separate utility metering, off-street parking, and a private driveway.
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 totaling 3,164 square feet; Unit A includes 4 bedrooms and 1.5 bathrooms; Unit B includes 2 bedrooms and 2 bathrooms
