Residential Income Property with
For Sale
$539,900
320 E 2100 N Cir, Cedar City, UT 84721
MULTI_FAMILY - Cedar City, UT
Property Size2,627 SF
Lot Size0.28 Acres
Price / SF$205.52
Days on Market130
Property Features for 320 E 2100 N Cir
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 2
Directions
Heading N on Main St. turn right onto DL Sargent Dr. follow to N Chandler Dr and make a left hand turn. Turn left on first cul-de-sac (Dana Dr.) House straight ahead.
Subdivision
Outside Area
Standard status
Active
APN
B-1390-0009-0000
Size
2,627 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
2394
Utilities
Heating system
Natural Gas, Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1994
Floors in Building
2
Number of units
2
Roof type
Asphalt
Listing Agency:
Stratum Real Estate Group So Branch
(435) 586-4874
Listed By:
SHELBY SMITH · License #10094365-SA00
(435) 691-9227
Added: Apr 14
Changed: Aug 18
Last Checked: Aug 21 at 11:06PM
MLS# 26-271308
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 refreshed residential income property combines a main-level home with an attached basement suite with separate access. The main level features an open, bright layout with new cabinetry, upgraded countertops, a stylish backsplash, accent lighting, and custom beam work. Bay windows in the dining area help bring in natural light. The main level includes three bedrooms and two bathrooms, along with a spacious living room that can be used as living space or repurposed as additional primary accommodation.
A standout feature is private access from the living room to an impressive 16x40 shop space, suited for a garage, gym, workshop, or other personal use. The attached basement suite also has its own separate access and includes one bedroom, one bathroom, a kitchen, and laundry.
Outside, the backyard offers room to adapt to your needs, including space for RV parking and room for future outdoor or shop-related expansion. With move-in readiness and two distinct living spaces, the property can fit buyers looking for a primary residence paired with a rental or guest-ready option in Cedar City, UT.
A standout feature is private access from the living room to an impressive 16x40 shop space, suited for a garage, gym, workshop, or other personal use. The attached basement suite also has its own separate access and includes one bedroom, one bathroom, a kitchen, and laundry.
Outside, the backyard offers room to adapt to your needs, including space for RV parking and room for future outdoor or shop-related expansion. With move-in readiness and two distinct living spaces, the property can fit buyers looking for a primary residence paired with a rental or guest-ready option in Cedar City, UT.
Key Highlights
- Year built 1994 with central air cooling and electric plus natural gas heating
- Fully refreshed interior with new cabinetry, upgraded countertops, stylish backsplash, accent lighting, and custom beam work
- Main level includes 3 bedrooms and 2 bathrooms with a bright open layout and bay windows in the dining area
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
$24,362
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
4.51%
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%
$487,240
$487.2K
Cap Rate 7%
$348,029
$348.0K
Cap Rate 9%
$270,689
$270.7K
Market Conditions
NOI Build-Up for 2,627 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
$36.3K $13.80/SF
− Vacancy
−$1.5K −$0.55/SF
EGI
$34.8K $13.25/SF
− OpEx
−$10.4K −$3.97/SF
NOI
$24.4K $9.27/SF
Area
Iron County, UT
Vacancy
4.00%
Lease Rate
$13.80 /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%
$487,240
Cap Rate 7%
$348,029
Cap Rate 9%
$270,689
Alternative Uses
Best Use
Multifamily LT 5
$348.0K
$304.5K – $406.0K
NOI $24,362 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$309.8K
$271.0K – $361.4K
NOI $21,683 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$536.5K
$469.5K – $625.9K
NOI $37,556 @ 7.0% cap · market cap 6.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Explore this area
Business Placement
Demographics for 84721, UT
27,329
Population
9,638
Households
2.8
Avg Household Size
29
Median Age
29%
College-Educated
92%
High-School Grad
186.9 sq mi
ZIP Area
146
Density / Sq Mi
$73,342
Median Household Income
$30,662
Median Earnings
$1,076
Median Rent
$345,000
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 - Refreshed home in Cedar City with a private shop area and a separately accessible basement suite for added flexibility.
Where is this duplex located?
The property is located at 320 E 2100 N Cir Cedar City, UT.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: Year built 1994 with central air cooling and electric plus natural gas heating; Fully refreshed interior with new cabinetry, upgraded countertops, stylish backsplash, accent lighting, and custom beam work; Main level includes 3 bedrooms and 2 bathrooms with a bright open layout and bay windows in the dining area
