Remodeled Duplex with
New
For Sale
$689,900
288 Diagonal ST, St George, UT 84770
Two residences share a downtown St. George property with flexible residential and select business-use potential.
Property Size2,110 SF
Lot Size0.33 Acres
Days on Market6
Property Features for 288 Diagonal ST
General Information
Standard status
Active
Size
2,110 SF
Lot size
0.33 Acres
Property subtype
MULTI_FAMILY
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,910
Building Details
Building Size
2,110 SF
Year Built
1957
Buildings
2
Listing Agency:
REALTY EXECUTIVES
Listed By:
BRIAN D HILL
(435) 669-1759
Source:
Gardnerrealestate
Added: Sep 11
Changed: Sep 15
Last Checked: Sep 15 at 9:47AM
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 REALTY EXECUTIVES
Investment Insights
Based on property information with market context.
Built in 1957, this remodeled duplex includes two residences on a 1/3-acre property in downtown St. George. The front home is vacant and offers 3 bedrooms and 2 bathrooms.
The second residence is a full ADU with a large family room/bedroom, spacious kitchen, full bathroom, stacking washer/dryer, covered carport, porch, and large storage room. The ADU is occupied and may also be used for select businesses or as a residence, as legally permitted by the source information.
The second residence is a full ADU with a large family room/bedroom, spacious kitchen, full bathroom, stacking washer/dryer, covered carport, porch, and large storage room. The ADU is occupied and may also be used for select businesses or as a residence, as legally permitted by the source information.
Key Highlights
- Two homes on one 1/3‑acre property
- Main residence has 3 bedrooms and 2 bathrooms
- Full ADU with kitchen, bathroom, laundry, carport, porch, and storage room
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
$25,390
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
3.68%
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%
$507,800
$507.8K
Cap Rate 7%
$362,714
$362.7K
Cap Rate 9%
$282,111
$282.1K
Market Conditions
NOI Build-Up for 2,110 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
$38.0K $18.00/SF
− Vacancy
−$1.7K −$0.81/SF
EGI
$36.3K $17.19/SF
− OpEx
−$10.9K −$5.16/SF
NOI
$25.4K $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%
$507,800
Cap Rate 7%
$362,714
Cap Rate 9%
$282,111
Alternative Uses
Best Use
Multifamily LT 5
$362.7K
$317.4K – $423.2K
NOI $25,390 @ 7.0% cap · market cap 3.68%
Second Best
Apartment 5plus
$334.9K
$293.1K – $390.7K
NOI $23,444 @ 7.0% cap · market cap 3.40%
Theoretical Best
Specialty Retail
$581.0K
$508.4K – $677.9K
NOI $40,673 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,718
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences share a downtown St. George property with flexible residential and select business-use potential.
Where is this duplex located?
The property is located at 288 Diagonal ST St George, UT.
What is the asking price?
The asking price for this property is $689,900.
What are key features of this property?
This property features: Two homes on one 1/3‑acre property; Main residence has 3 bedrooms and 2 bathrooms; Full ADU with kitchen, bathroom, laundry, carport, porch, and storage room
