Multifamily Apartment
For Sale
$2,950,000
304 South 100 West, Cedar City, UT 84720
Built in 1974 with access to Southern Utah University, downtown Cedar City, employment centers, shopping, and dining.
Property Size19,462 SF
Days on Market18
Property Features for 304 South 100 West
General Information
Standard status
Active
Size
19,462 SF
Property subtype
Multifamily
Building Details
Building Size
19,462 SF
Year Built
1974
Tenancy
Multi
Listing Agency:
NAI Excel
(435) 627-5720
Listed By:
Neil Walter · License #UT 5483438-BB00
Source:
Naiglobal
Added: Aug 15
Changed: Aug 31
Last Checked: Aug 31 at 1:53PM
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 NAI Excel
Investment Insights
Based on property information with market context.
Cedar Apartments is a multifamily property at 304 South 100 West in Cedar City, Utah. Completed in 1974, the asset is positioned within the city and offers access to Southern Utah University, downtown, employment centers, shopping, dining, and community services.
The property is described as income-producing with an established tenant base and operating history. Its multifamily configuration and central Cedar City address support continued ownership as a residential income asset.
The property is described as income-producing with an established tenant base and operating history. Its multifamily configuration and central Cedar City address support continued ownership as a residential income asset.
Key Highlights
- Multifamily property at 304 South 100 West, Cedar City, UT 84720
- Built in 1974
- Access to Southern Utah University and downtown Cedar City
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
$160,639
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
5.45%
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%
$3,212,780
$3.2M
Cap Rate 7%
$2,294,843
$2.3M
Cap Rate 9%
$1,784,878
$1.8M
Market Conditions
NOI Build-Up for 19,462 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
$303.6K $15.60/SF
− Vacancy
−$11.5K −$0.59/SF
EGI
$292.1K $15.01/SF
− OpEx
−$131.4K −$6.75/SF
NOI
$160.6K $8.25/SF
Area
Iron County, UT
Vacancy
3.80%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$3,212,780
Cap Rate 7%
$2,294,843
Cap Rate 9%
$1,784,878
Alternative Uses
Best Use
Apartment 5plus
$2.29M
$2.01M – $2.68M
NOI $160,639 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.97M
$3.48M – $4.64M
NOI $278,231 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 84720, UT
23,607
Population
8,984
Households
2.6
Avg Household Size
28
Median Age
35%
College-Educated
95%
High-School Grad
341.5 sq mi
ZIP Area
69
Density / Sq Mi
$63,742
Median Household Income
$29,979
Median Earnings
$932
Median Rent
$357,400
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?
Multifamily property - Built in 1974 with access to Southern Utah University, downtown Cedar City, employment centers, shopping, and dining.
Where is this multifamily property located?
The property is located at 304 South 100 West Cedar City, UT.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Multifamily property at 304 South 100 West, Cedar City, UT 84720; Built in 1974; Access to Southern Utah University and downtown Cedar City
