Manufacturing Facility with
For Sale
$9,950,000
4041 S River Rd, Saint George, UT 84790
Paved, fenced industrial site with manufacturing, warehouse, office support areas, and three-phase power.
Property Size47,848 SF
Days on Market144
Property Features for 4041 S River Rd
General Information
Standard status
Active
Size
47,848 SF
Property subtype
Industrial - Manufacturing
Building Details
Building Size
47,848 SF
Year Built
2003
Units
1
Listing Agency:
NAI Excel
(435) 627-5720
Listed By:
Neil Walter · License #UT 5483438-BB00
Source:
Commercialcafe
Added: Apr 9
Changed: Aug 29
Last Checked: Aug 29 at 1:39PM
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.
Built in 2003, this manufacturing facility combines production, warehouse, and office functions within a substantial industrial campus. The property includes over 43,500 SF of manufacturing and warehouse space, along with over 10,500 SF of office space. Office areas are equipped with HVAC, while the facility has 460-480V, 20 AMP, 3-phase power, three transformers, natural gas, and compressed air.
The improvements occupy 8 acres of fully paved and fenced land at 4041 S River Rd in Saint George, Utah, near Brigham Rd. Loading capacity includes 5 dock doors and 4 grade level doors. The facility also provides 16’ high, 25’ wide access dimensions. The offering is for real estate only.
The improvements occupy 8 acres of fully paved and fenced land at 4041 S River Rd in Saint George, Utah, near Brigham Rd. Loading capacity includes 5 dock doors and 4 grade level doors. The facility also provides 16’ high, 25’ wide access dimensions. The offering is for real estate only.
Key Highlights
- 8 acres of fully paved and fenced industrial land
- Over 43,500 SF of manufacturing and warehouse space
- Over 10,500 SF of office space with HVAC
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
$512,198
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
5.15%
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%
$10,243,960
$10.2M
Cap Rate 7%
$7,317,114
$7.3M
Cap Rate 9%
$5,691,089
$5.7M
Market Conditions
NOI Build-Up for 47,848 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
$706.2K $14.76/SF
− Vacancy
−$23.3K −$0.49/SF
EGI
$682.9K $14.27/SF
− OpEx
−$170.7K −$3.57/SF
NOI
$512.2K $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%
$10,243,960
Cap Rate 7%
$7,317,114
Cap Rate 9%
$5,691,089
Alternative Uses
Best Use
Office B
$7.32M
$6.40M – $8.54M
NOI $512,198 @ 7.0% cap · market cap 5.15%
Second Best
Warehouse
$5.79M
$5.06M – $6.75M
NOI $404,984 @ 7.0% cap · market cap 4.07%
Theoretical Best
Specialty Retail
$13.18M
$11.53M – $15.37M
NOI $922,323 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
270
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Paved, fenced industrial site with manufacturing, warehouse, office support areas, and three-phase power.
Where is this manufacturing property located?
The property is located at 4041 S River Rd Saint George, UT.
What is the asking price?
The asking price for this property is $9,950,000.
What are key features of this property?
This property features: 8 acres of fully paved and fenced industrial land; Over 43,500 SF of manufacturing and warehouse space; Over 10,500 SF of office space with HVAC
