Two-Unit Duplex with
For Sale
$635,000
2614 E 620 N, St George, UT 84790
MultiFamily, St George, UT
Property Size1,972 SF
Lot Size0.19 Acres
Price / SF$322.01
Days on Market157
Property Features for 2614 E 620 N
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Subdivision
TWIN PALMS
Elementary school
Sandstone Elementary
Middle school
Pine View Middle
High school
Pine View High
Standard status
Active
APN
SG-TWP-2-28
Size
1,972 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
1817
Utilities
Heating system
Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1994
Floors in Building
1
Number of units
2
Roof type
Tile
Listing Agency:
ERA BROKERS CONSOLIDATED SG
(435) 628-1606
Listed By:
LISA NELSON
(435) 705-4817
Added: Mar 18
Changed: Aug 20
Last Checked: Aug 21 at 12:06PM
MLS# 26-270351
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 1994 duplex contains 1972 square feet across two residential units. Each unit includes 3 bedrooms, 2 bathrooms, and a 2-car garage, creating a consistent layout throughout the property. Central air, electric heating, and a tile roof are also in place.
The property occupies 0.19 acres at 2614 E 620 N in St George, Utah. It is located in the Twin Palms subdivision within the Red Cliffs area, with shopping, schools, parks, and recreation identified nearby. The two-unit configuration supports rental income use or an owner-occupant arrangement with an additional residence.
The property occupies 0.19 acres at 2614 E 620 N in St George, Utah. It is located in the Twin Palms subdivision within the Red Cliffs area, with shopping, schools, parks, and recreation identified nearby. The two-unit configuration supports rental income use or an owner-occupant arrangement with an additional residence.
Key Highlights
- Two‑unit duplex with 1972 square feet
- Each unit has 3 bedrooms and 2 bathrooms
- Each residence includes a 2‑car garage
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
3.74%
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 3.74%
Second Best
Apartment 5plus
$313.0K
$273.9K – $365.2K
NOI $21,911 @ 7.0% cap · market cap 3.45%
Theoretical Best
Specialty Retail
$543.0K
$475.2K – $633.5K
NOI $38,012 @ 7.0% cap · market cap 5.99%
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 - Each residence offers three bedrooms, two bathrooms, central air, and electric heating.
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 $635,000.
What are key features of this property?
This property features: Two‑unit duplex with 1972 square feet; Each unit has 3 bedrooms and 2 bathrooms; Each residence includes a 2‑car garage
