Sunchase Business Park
For Sale
$19,500,000
3884 S River Rd, Saint George, UT 84790
Industrial property in Sunchase Business Park with value-add potential.
Property Size100,110 SF
Lot Size8.48 Acres
Days on Market108
Property Features for 3884 S River Rd
General Information
Standard status
Active
Size
100,110 SF
Lot size
8.48 Acres
Property subtype
Industrial
Building Details
Building Size
100,110 SF
Year Built
2006
Listing Agency:
NAI Excel
(435) 627-5752
Listed By:
Curren Christensen · License #6431250-SA00
Source:
Naiglobal
Added: May 14
Changed: Aug 12
Last Checked: Aug 28 at 7:29AM
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.
Located in Sunchase Business Park, this industrial property offers warehouse space suitable for manufacturing, storage, or distribution. The property features high ceilings and versatile interiors. Office spaces include modern finishes, conference rooms, and natural light. The property consists of five buildings on 8.48 acres. It is currently 100% leased with several national tenants. The property features loading docks, heavy 3-phase power, and block construction. The property has a 6.34% CAP Rate and offers a value-add opportunity for higher rents.
Key Highlights
- 100% Leased with National Tenants
- Value Add Opportunity for Higher Rents
- Attractive 6.34% CAP Rate
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
$1,071,647
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
5.50%
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%
$21,432,940
$21.4M
Cap Rate 7%
$15,309,243
$15.3M
Cap Rate 9%
$11,907,189
$11.9M
Market Conditions
NOI Build-Up for 100,110 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
$1.48M $14.76/SF
− Vacancy
−$48.8K −$0.49/SF
EGI
$1.43M $14.27/SF
− OpEx
−$357.2K −$3.57/SF
NOI
$1.07M $10.70/SF
Area
Washington County, UT
Vacancy
3.30%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
25.00%
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%
$21,432,940
Cap Rate 7%
$15,309,243
Cap Rate 9%
$11,907,189
Alternative Uses
Best Use
Office B
$15.31M
$13.40M – $17.86M
NOI $1,071,647 @ 7.0% cap · market cap 5.50%
Second Best
Warehouse
$12.10M
$10.59M – $14.12M
NOI $847,327 @ 7.0% cap · market cap 4.35%
Theoretical Best
Specialty Retail
$27.57M
$24.12M – $32.16M
NOI $1,929,731 @ 7.0% cap · market cap 9.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
265
Businesses Nearby
Well-served
Demand for This Use
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial property in Sunchase Business Park with value-add potential.
Where is this warehouse located?
The property is located at 3884 S River Rd Saint George, UT.
What is the asking price?
The asking price for this property is $19,500,000.
What are key features of this property?
This property features: 100% Leased with National Tenants; Value Add Opportunity for Higher Rents; Attractive 6.34% CAP Rate
