Auto Shop and Retail
For Sale
$3,459,000
39 Main ST, Cedar City, UT 84720
For sale commercial property in Cedar City that blends auto shop and retail space.
Property Size16,314 SF
Price / SF$212.03
Days on Market89
Property Features for 39 Main ST
General Information
Standard status
Active
Size
16,314 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$11,204
Amenities
3
2.18
Building Details
Year Built
1934
Listing Agency:
D & B REAL ESTATE*
(435) 559-1520
Listed By:
RICK LUNT · License #5478530
(435) 559-1520
Source:
Xome
Added: May 15
Changed: Aug 11
Last Checked: Aug 11 at 4:46AM
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 D & B REAL ESTATE*
Investment Insights
Based on property information with market context.
This for-sale commercial property is classified for both auto shop and retail space use, offering a combined automotive and retail format at 39 S Main ST in Cedar City, UT 84720.
The property is listed under commercial real estate categories, with the provided size totaling 16,314 square feet.
Details on building layout, condition, specific frontage, and current tenant configuration are not included in the provided information, so interested parties should confirm site-specific attributes during due diligence.
The property is listed under commercial real estate categories, with the provided size totaling 16,314 square feet.
Details on building layout, condition, specific frontage, and current tenant configuration are not included in the provided information, so interested parties should confirm site-specific attributes during due diligence.
Key Highlights
- Commercial property in Cedar City combining auto shop and retail space
- Year built: 1934
- Includes 3 guest facilities
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
$147,425
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
4.26%
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%
$2,948,500
$2.9M
Cap Rate 7%
$2,106,071
$2.1M
Cap Rate 9%
$1,638,056
$1.6M
Market Conditions
NOI Build-Up for 16,314 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
$215.3K $13.20/SF
− Vacancy
−$4.7K −$0.29/SF
EGI
$210.6K $12.91/SF
− OpEx
−$63.2K −$3.87/SF
NOI
$147.4K $9.04/SF
Area
Iron County, UT
Vacancy
2.20%
Lease Rate
$13.20 /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%
$2,948,500
Cap Rate 7%
$2,106,071
Cap Rate 9%
$1,638,056
Alternative Uses
Best Use
Retail
$2.11M
$1.84M – $2.46M
NOI $147,425 @ 7.0% cap · market cap 4.26%
Second Best
Industrial
$1.80M
$1.57M – $2.09M
NOI $125,661 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$3.33M
$2.92M – $3.89M
NOI $233,227 @ 7.0% cap · market cap 6.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,278
Businesses Nearby
69k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 41%
Home Improvements & Furnishings 25%
Dining 23%
Hotels & Casinos 7%
Hurst Ace Hardware
Home Improvements & Furnishings
17,346 visits/mo
0.3 miles
Maverik Adventures First Stop
Shops & Services
10,011 visits/mo
0.3 miles
Mountain America Credit Union
Shops & Services
9,512 visits/mo
0.5 miles
Great Harvest Bread Co.
Dining
7,990 visits/mo
0.1 miles
Phillips 66
Shops & Services
5,523 visits/mo
0.1 miles
Demographics for 84720, UT
23,607
Population
8,984
Households
2.6
Avg Household Size
28
Median Age
35%
College-Educated
95%
High-School Grad
341.5 sq mi
ZIP Area
69
Density / Sq Mi
$63,742
Median Household Income
$29,979
Median Earnings
$932
Median Rent
$357,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Top Gun Automotive — 420 n 100 w, cedar city, ut 84720
- Jiffy Lube — 707 S Main St, Cedar City, UT 84720
- TRIPLE-S POLARIS LLC — 110 W 535 S, Cedar City, UT 84720
- Lewis Dish SUU — emma eccles jones education building, cedar city, ut 84720
- Tri State Motors GMC — 298 S Main St, Cedar City, UT 84720
Frequently Asked Questions
What type of property is this?
Auto shop - For sale commercial property in Cedar City that blends auto shop and retail space.
Where is this auto shop located?
The property is located at 39 Main ST Cedar City, UT.
What is the asking price?
The asking price for this property is $3,459,000.
What are key features of this property?
This property features: Commercial property in Cedar City combining auto shop and retail space; Year built: 1934; Includes 3 guest facilities
