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    Flexible Office Flex Condo Title is generated by Realmo AI

    376 E Sunland Dr. #9, St George, UT 84790

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    For Sale
    $435,000

    COMMERCIAL - St George, UT

    Type:Office
    Property size:
    15,000 SF
    Price / SF:
    $29/SF
    Added:
    Apr 30, 2026
    Days on Market:
    35
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 376 E Sunland Dr. #9

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Standard status
    Active
    APN
    SG-SLCC-2-9
    Size
    15,000 SF

    Taxes and HOA fees

    Tax Annual Amount
    1743

    Building Details

    Year built
    1997
    Floors in Building
    2

    We can help!

    Listing Contact
    Brecken A Anderson

    Listing agent Brecken A Anderson

    Listing office RED ROCK REAL ESTATE 90 E 100 S, ST George, UT

    Listing date Apr 30, 2026

    MLS# 26-271856

    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.

    HighLights

    • 1997‑built flexible office condo with two separate levels for leasing or owner use
    • Upstairs unit: 759 SF, currently leased to Farmers Insurance; office layout with glass retail windows and private bathroom
    • Downstairs unit: 751 SF, available; garage door access plus a separate standard entry door and commercial bathroom
    • Separate upgraded A/C units for both levels for independent climate control
    • Parking available at both the front and rear of the building
    • Can be used as flex space such as warehouse, storage, workshop, office, or flex space

    Overview

    This flexible office condo is designed for separate use of the upstairs and downstairs levels, creating leasing optionality for an owner-user or investor. The upstairs suite is currently leased and features a professional office layout, glass retail windows, an entry door, and a private bathroom. The downstairs level is available and includes garage door access, a separate standard entry door, and a commercial bathroom, making it well-suited for warehouse, storage, workshop, office, or other flex-style operations.

    The property benefits from independent upgraded A/C units for both levels, supporting day-to-day use without tying operations together. Parking is available in both the front and rear of the building, and the configuration allows the upstairs and downstairs spaces to be leased or utilized independently.

    For tenants and operators, the combination of office-ready finishes on the upper level and flexible access on the lower level can fit a range of business needs, including client-facing office use and light storage or workspace requirements. For investors, the current leased upstairs suite paired with a separately usable, available downstairs space provides a practical path to income and future leasing growth.
    Property Profile Location Intelligence

    Current Use by Public Records

    Joseph E Hansen ... Insurance Agency Farmers Insurance - Robert ... Insurance Agency Big Tree Construction ... Construction Company Archangel Artistry Tattoo & Piercing Shop Auto Trim Design Interior Design

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    St George
    County
    Washington
    State
    Utah
    Longitude
    -113.575291
    Latitude
    37.086715

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    FAQs

    What type of property is this?
    Office units - Two-level commercial condo offers independent access and upgraded climate systems for leasing or owner use.
    Where is this office units located?
    The property is located at 376 E Sunland Dr. #9 St George, UT.
    What is the asking price?
    The asking price for this property is $435,000.
    What are key features of this property?
    This property features: 1997‑built flexible office condo with two separate levels for leasing or owner use; Upstairs unit: 759 SF, currently leased to Farmers Insurance; office layout with glass retail windows and private bathroom; Downstairs unit: 751 SF, available; garage door access plus a separate standard entry door and commercial bathroom
    (435) 773-7476
    We can help!
    Listing Contact
    Brecken A Anderson
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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