Manufacturing Building with Dock & Overhead
For Sale
$7,500,000
3301 Deseret Dr, St George, UT 84790
Manufacturing building with heavy 3-phase power and multiple dock height and G.L. OH doors.
Property Size43,000 SF
Price / SF$174.42
Days on Market39
Property Features for 3301 Deseret Dr
General Information
Standard status
Active
Size
43,000 SF
Warehouse & Industrial
Three-Phase Power
Yes
Heavy Power
Yes
Building Details
Year Built
1989
Listing Agency:
SUPERIOR REAL ESTATE SALES.COM
Listed By:
KAYLA Cooper CROSBY
(435) 632-3475
Source:
Utahluxuryhometeam
Added: Jul 29
Changed: Sep 4
Last Checked: Sep 5 at 9:46AM
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 SUPERIOR REAL ESTATE SALES.COM
Investment Insights
Based on property information with market context.
Manufacturing property in the St. George market within Millcreek Industrial Park. The building is 43,000 square feet and includes heavy 3-phase power, along with multiple dock height and G.L. OH doors. The current tenant recently completed major interior building renovations.
The property is located at 3301 E Deseret Dr in St George, UT 84790. For additional financial information, an NDA is required.
The property is located at 3301 E Deseret Dr in St George, UT 84790. For additional financial information, an NDA is required.
Key Highlights
- 43,000 SF manufacturing building
- Heavy 3‑phase power
- Multiple dock height & G.L. OH doors
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
$299,724
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
4.00%
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%
$5,994,480
$6.0M
Cap Rate 7%
$4,281,771
$4.3M
Cap Rate 9%
$3,330,267
$3.3M
Market Conditions
NOI Build-Up for 43,000 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
$464.4K $10.80/SF
− Vacancy
−$36.2K −$0.84/SF
EGI
$428.2K $9.96/SF
− OpEx
−$128.5K −$2.99/SF
NOI
$299.7K $6.97/SF
Area
Washington County, UT
Vacancy
7.80%
Lease Rate
$10.80 /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%
$5,994,480
Cap Rate 7%
$4,281,771
Cap Rate 9%
$3,330,267
Alternative Uses
Best Use
Industrial
$4.28M
$3.75M – $5.00M
NOI $299,724 @ 7.0% cap · market cap 4.00%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$11.84M
$10.36M – $13.81M
NOI $828,873 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
337
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Manufacturing building with heavy 3-phase power and multiple dock height and G.L. OH doors.
Where is this manufacturing property located?
The property is located at 3301 Deseret Dr St George, UT.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: 43,000 SF manufacturing building; Heavy 3‑phase power; Multiple dock height & G.L. OH doors
