Two-Building Industrial
For Sale
$2,350,000
4256 S 950 E Bldg A&B, St George, UT 84770
Two metal-framed warehouse buildings with office build-outs, offering flexible industrial space within an industrial park setting.
Property Size12,000 SF
Price / SF$195.83
Days on Market54
Property Features for 4256 S 950 E Bldg A&B
General Information
Standard status
Active
Size
12,000 SF
Property subtype
Industrial
Building Details
Building Size
12,000 SF
Year Built
2006
Listing Agency:
NAI Excel
(435) 627-5719
Listed By:
Jon Walter · License #5640288-AB00
Source:
Naiglobal
Added: Jun 29
Changed: Aug 17
Last Checked: Aug 21 at 4:16AM
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.
The property consists of two industrial buildings totaling 12,000 square feet, with 6,000 square feet in each building. Warehouse space is paired with office build-outs, providing a practical combination for operations that need on-site administrative or support area. Both buildings are constructed with durable metal framing and are described as well-maintained, supporting continued functional use for industrial tenants and owner-users.
The buildings are located within Fort Pierce Industrial Park. The seller indicates a rent roll is available upon request, which may be useful for qualified buyers assessing existing occupancy and income details.
This configuration can fit a range of industrial needs, especially for users who want dedicated space for warehousing and day-to-day office functions in the same property. For owner-operators, the two-building layout may support internal space planning or phased use. For investors, the availability of a rent roll suggests a straightforward path to underwriting, subject to buyer review.
The buildings are located within Fort Pierce Industrial Park. The seller indicates a rent roll is available upon request, which may be useful for qualified buyers assessing existing occupancy and income details.
This configuration can fit a range of industrial needs, especially for users who want dedicated space for warehousing and day-to-day office functions in the same property. For owner-operators, the two-building layout may support internal space planning or phased use. For investors, the availability of a rent roll suggests a straightforward path to underwriting, subject to buyer review.
Key Highlights
- Two industrial buildings totaling 12,000 SF (6,000 SF each), both with warehouse space
- Metal‑framed construction with office build‑outs within the warehouse space
- Built in 2006 and described as well‑maintained
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
$101,568
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
4.32%
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%
$2,031,360
$2.0M
Cap Rate 7%
$1,450,971
$1.5M
Cap Rate 9%
$1,128,533
$1.1M
Market Conditions
NOI Build-Up for 12,000 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
$129.6K $10.80/SF
− Vacancy
−$10.1K −$0.84/SF
EGI
$119.5K $9.96/SF
− OpEx
−$17.9K −$1.49/SF
NOI
$101.6K $8.46/SF
Area
Washington County, UT
Vacancy
7.80%
Lease Rate
$10.80 /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%
$2,031,360
Cap Rate 7%
$1,450,971
Cap Rate 9%
$1,128,533
Alternative Uses
Best Use
Warehouse
$1.45M
$1.27M – $1.69M
NOI $101,568 @ 7.0% cap · market cap 4.32%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.30M
$2.89M – $3.86M
NOI $231,313 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
230
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 84770, UT
44,505
Population
21,173
Households
2.1
Avg Household Size
36
Median Age
29%
College-Educated
93%
High-School Grad
72.1 sq mi
ZIP Area
617
Density / Sq Mi
$68,174
Median Household Income
$34,586
Median Earnings
$1,344
Median Rent
$407,100
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.
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Frequently Asked Questions
What type of property is this?
Warehouse - Two metal-framed warehouse buildings with office build-outs, offering flexible industrial space within an industrial park setting.
Where is this warehouse located?
The property is located at 4256 S 950 E Bldg A&B St George, UT.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: Two industrial buildings totaling 12,000 SF (6,000 SF each), both with warehouse space; Metal‑framed construction with office build‑outs within the warehouse space; Built in 2006 and described as well‑maintained
