Remodeled Manufacturing
For Sale
$8,500,000
3301 Deseret Dr, St George, UT 84790
COMMERCIAL - St George, UT
Property Size43,000 SF
Lot Size3.32 Acres
Price / SF$197.67
Days on Market736
Property Features for 3301 Deseret Dr
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Industrial
Subdivision
Greater St. George
Standard status
Active
APN
SG-MIP-134-PT-A-MD
Size
43,000 SF
Lot size
3.32 Acres
Taxes and HOA fees
Tax Annual Amount
24619
Building Details
Year built
1989
Floors in Building
1
Listing Agency:
SUPERIOR REAL ESTATE SALES.COM
(435) 632-3475
Listed By:
KAYLA Cooper CROSBY
(435) 632-3475
Added: Aug 6, 2024
Changed: Aug 4
Last Checked: Aug 11 at 8:06PM
MLS# 24-253614
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.
The property is a single-tenant manufacturing facility at 3301 Deseret Dr in St George, Utah. Built in 1989 and remodeled in 2019, the building contains 43,000 square feet on a 3.32-acre site. The warehouse offers approximately 20-foot clear heights, while the packaging area provides 10-foot clear heights. M-2 Industrial zoning supports heavy industrial operations and related manufacturing functions.
The existing tenancy extends through September 30, 2030, providing a defined occupancy term for an investment buyer. The property is located in St George City within Washington County, Utah, and includes a substantial industrial building and site suitable for ongoing manufacturing use.
The existing tenancy extends through September 30, 2030, providing a defined occupancy term for an investment buyer. The property is located in St George City within Washington County, Utah, and includes a substantial industrial building and site suitable for ongoing manufacturing use.
Key Highlights
- 43,000‑square‑foot single‑tenant manufacturing facility
- 3.32‑acre industrial site at 3301 Deseret Dr, St George, UT 84790
- M‑2 Industrial zoning
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
$363,950
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
4.28%
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%
$7,279,000
$7.3M
Cap Rate 7%
$5,199,286
$5.2M
Cap Rate 9%
$4,043,889
$4.0M
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
−$64.2K −$1.49/SF
NOI
$364.0K $8.46/SF
Area
Washington County, UT
Vacancy
7.80%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
15.00%
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%
$7,279,000
Cap Rate 7%
$5,199,286
Cap Rate 9%
$4,043,889
Alternative Uses
Best Use
Warehouse
$5.20M
$4.55M – $6.07M
NOI $363,950 @ 7.0% cap · market cap 4.28%
Second Best
Industrial
$4.28M
$3.75M – $5.00M
NOI $299,724 @ 7.0% cap · market cap 3.53%
Theoretical Best
Specialty Retail
$11.84M
$10.36M – $13.81M
NOI $828,873 @ 7.0% cap · market cap 9.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
377
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 - Single-tenant industrial facility with M-2 zoning and an extended lease term in place.
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 $8,500,000.
What are key features of this property?
This property features: 43,000‑square‑foot single‑tenant manufacturing facility; 3.32‑acre industrial site at 3301 Deseret Dr, St George, UT 84790; M‑2 Industrial zoning
