Cedar City Commercial
For Sale
$3,700,000
39 S Main St, Cedar City, UT 84720
COMMERCIAL - Cedar City, UT
Property Size16,314 SF
Lot Size2.18 Acres
Price / SF$226.80
Days on Market96
Property Features for 39 S Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
Outside Area
Standard status
Active
APN
B-0506-0000-0000,B-0507-0508-0000,B-0512-0002-0000
Size
16,314 SF
Lot size
2.18 Acres
Taxes and HOA fees
Tax Annual Amount
11204
Building Details
Year built
1934
Floors in Building
1
Listing Agency:
D & B REAL ESTATE*
(435) 865-7500
Listed By:
RICK H LUNT · License #5478530
(435) 559-1520
Added: May 20
Changed: Aug 10
Last Checked: Aug 23 at 12:06AM
MLS# 26-272623
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.
This commercial property, located in Cedar City, Utah, offers 16,314 square feet of space on a 2.18-acre lot. The property is suitable for warehouses and industrial purposes, as well as other commercial real estate ventures. It is situated in Iron County, with a location on Main Street in Cedar City.
Key Highlights
- Year Built: 1934, offering historic charm
- Location: Coordinates provided (-113.06122, 37.676685)
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
$152,588
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
4.12%
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%
$3,051,760
$3.1M
Cap Rate 7%
$2,179,829
$2.2M
Cap Rate 9%
$1,695,422
$1.7M
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
$182.1K $11.16/SF
− Vacancy
−$2.5K −$0.16/SF
EGI
$179.5K $11.00/SF
− OpEx
−$26.9K −$1.65/SF
NOI
$152.6K $9.35/SF
Area
Iron County, UT
Vacancy
1.40%
Lease Rate
$11.16 /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%
$3,051,760
Cap Rate 7%
$2,179,829
Cap Rate 9%
$1,695,422
Alternative Uses
Best Use
Warehouse
$2.18M
$1.91M – $2.54M
NOI $152,588 @ 7.0% cap · market cap 4.12%
Second Best
Industrial
$1.80M
$1.57M – $2.09M
NOI $125,661 @ 7.0% cap · market cap 3.40%
Theoretical Best
Office A
$3.33M
$2.92M – $3.89M
NOI $233,227 @ 7.0% cap · market cap 6.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,254
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Utah storage solutions — 465 N 800 W #59 59, Cedar City, UT 84721
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- Iron Hills Storage — 465 N 800 W, Cedar City, UT 84721
Frequently Asked Questions
What type of property is this?
Warehouse - Commercial property for sale in Cedar City, Utah.
Where is this warehouse located?
The property is located at 39 S Main St Cedar City, UT.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: Year Built: 1934, offering historic charm; Location: Coordinates provided (-113.06122, 37.676685)
