Fully Leased Office
For Sale
Contact for pricing
301 N 200 E, Saint George, UT 84770
Grade A office unit renovated in 2019 and fully leased with an in-place tenant.
Property Size8,199 SF
Price / SF$304.79
Days on Market100
Property Features for 301 N 200 E
General Information
Standard status
Active
Size
8,199 SF
Class
A
Property subtype
Office
Occupancy
100%
Lease Type
Gross
Investment Type
Stabilized
Net Operating Income
$129,781
Building Details
Year Built
2000
Year Renovated
2019
Stories
3
Units
2
Tenancy
Single
Listing Agency:
Red Rock Real Estate
Listed By:
Mike Sheffield · License #9113898 SA00
Source:
Crexi
Added: May 26
Changed: Aug 31
Last Checked: Aug 31 at 9:24PM
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 Red Rock Real Estate
Investment Insights
Based on property information with market context.
Unit 3-A is a Grade A professional office suite offered for sale at 301 N 200 E in St. George, UT. The space was renovated in 2019 and is currently fully leased, providing stability with an in-place tenant. The interior is positioned to take advantage of views of the St. George cityscape.
Located in the heart of St. George City, this unit is presented as a high-caliber investment opportunity for buyers seeking a maintained office asset with a long-term tenant in a thriving location.
Located in the heart of St. George City, this unit is presented as a high-caliber investment opportunity for buyers seeking a maintained office asset with a long-term tenant in a thriving location.
Key Highlights
- Grade A professional office unit built in 2000
- Renovation completed in 2019
- Fully leased with an in‑place tenant (Unit 3‑A)
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
$87,768
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
3.51%
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%
$1,755,360
$1.8M
Cap Rate 7%
$1,253,829
$1.3M
Cap Rate 9%
$975,200
$975.2K
Market Conditions
NOI Build-Up for 8,199 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
$121.0K $14.76/SF
− Vacancy
−$4.0K −$0.49/SF
EGI
$117.0K $14.27/SF
− OpEx
−$29.3K −$3.57/SF
NOI
$87.8K $10.70/SF
Area
Washington County, UT
Vacancy
3.30%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
25.00%
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%
$1,755,360
Cap Rate 7%
$1,253,829
Cap Rate 9%
$975,200
Alternative Uses
Best Use
Office B
$1.25M
$1.10M – $1.46M
NOI $87,768 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.26M
$1.98M – $2.63M
NOI $158,045 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,928
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Grade A office unit renovated in 2019 and fully leased with an in-place tenant.
Where is this office units located?
The property is located at 301 N 200 E Saint George, UT.
What is the asking price?
The asking price for this property is $2,499,000.
What are key features of this property?
This property features: Grade A professional office unit built in 2000; Renovation completed in 2019; Fully leased with an in‑place tenant (Unit 3‑A)
