Twin Palms Duplex with
For Sale
$620,000
2614 E 620 N, St George, UT 84790
Two residential units offer multi-bedroom layouts, private bathrooms, and attached garages within the Twin Palms subdivision.
Property Size1,972 SF
Price / SF$314.40
Days on Market44
Property Features for 2614 E 620 N
General Information
Standard status
Active
Size
1,972 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
1994
Listing Agency:
ERA Brokers Consolidated (St George)
(435) 467-5050
Listed By:
Shauna Jo Prue
Source:
Liveutah
Added: Jul 21
Changed: Aug 31
Last Checked: Sep 1 at 9:31PM
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 ERA Brokers Consolidated (St George)
Investment Insights
Based on property information with market context.
This duplex contains two residential units within a 1,972-square-foot property built in 1994. Each unit includes three bedrooms, two bathrooms, and a two-car garage, creating a consistent configuration across the building. The property is located in the Twin Palms subdivision in St. George, Utah.
The address is 2614 E 620 N, St. George, UT 84790, in the Red Cliffs area. Shopping, schools, parks, and recreational amenities are identified as nearby area destinations. The two-unit layout provides separate residences in one property, with garage capacity associated with each unit.
The address is 2614 E 620 N, St. George, UT 84790, in the Red Cliffs area. Shopping, schools, parks, and recreational amenities are identified as nearby area destinations. The two-unit layout provides separate residences in one property, with garage capacity associated with each unit.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms per unit
- Each unit includes a 2‑car garage
- 1,972‑square‑foot property built in 1994
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
$23,729
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
3.83%
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%
$474,580
$474.6K
Cap Rate 7%
$338,986
$339.0K
Cap Rate 9%
$263,656
$263.7K
Market Conditions
NOI Build-Up for 1,972 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
$35.5K $18.00/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$33.9K $17.19/SF
− OpEx
−$10.2K −$5.16/SF
NOI
$23.7K $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%
$474,580
Cap Rate 7%
$338,986
Cap Rate 9%
$263,656
Alternative Uses
Best Use
Multifamily LT 5
$339.0K
$296.6K – $395.5K
NOI $23,729 @ 7.0% cap · market cap 3.83%
Second Best
Apartment 5plus
$313.0K
$273.9K – $365.2K
NOI $21,911 @ 7.0% cap · market cap 3.53%
Theoretical Best
Specialty Retail
$543.0K
$475.2K – $633.5K
NOI $38,012 @ 7.0% cap · market cap 6.13%
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
674
Businesses Nearby
Explore this area
Business Placement
Demographics for 84790, UT
52,982
Population
20,956
Households
2.5
Avg Household Size
37
Median Age
38%
College-Educated
96%
High-School Grad
48.3 sq mi
ZIP Area
1,097
Density / Sq Mi
$85,720
Median Household Income
$39,108
Median Earnings
$1,598
Median Rent
$500,900
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 residential units offer multi-bedroom layouts, private bathrooms, and attached garages within the Twin Palms subdivision.
Where is this duplex located?
The property is located at 2614 E 620 N St George, UT.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms per unit; Each unit includes a 2‑car garage; 1,972‑square‑foot property built in 1994
