Corner Office
For Sale
$2,900,000
427 W 100 S, St George, UT 84770
Occupied office spaces are positioned at the corner of 100 South and Bluff Street.
Property Size13,180 SF
Price / SF$220.03
Days on Market8
Property Features for 427 W 100 S
General Information
Standard status
Active
Size
13,180 SF
Building Details
Year Built
1990
Listing Agency:
REALTY EXECUTIVES
(435) 632-8200
Listed By:
BRIAN T. HICKMAN
Source:
Utahluxuryhometeam
Added: Aug 24
Changed: Aug 31
Last Checked: Aug 30 at 6:52PM
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 REALTY EXECUTIVES
Investment Insights
Based on property information with market context.
This office property contains 13,180 of reported property size and was built in 1990. Multiple businesses currently occupy the office spaces, providing an existing occupancy profile for the asset.
The property is located at the corner of 100 South and Bluff Street in St. George, Utah. The sale includes the property directly to the south, along with a total of 3 parcels.
The property is located at the corner of 100 South and Bluff Street in St. George, Utah. The sale includes the property directly to the south, along with a total of 3 parcels.
Key Highlights
- Office property built in 1990
- Multiple businesses currently occupy the office spaces
- Located at the corner of 100 South and Bluff Street
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
$141,088
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
4.87%
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%
$2,821,760
$2.8M
Cap Rate 7%
$2,015,543
$2.0M
Cap Rate 9%
$1,567,644
$1.6M
Market Conditions
NOI Build-Up for 13,180 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
$194.5K $14.76/SF
− Vacancy
−$6.4K −$0.49/SF
EGI
$188.1K $14.27/SF
− OpEx
−$47.0K −$3.57/SF
NOI
$141.1K $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%
$2,821,760
Cap Rate 7%
$2,015,543
Cap Rate 9%
$1,567,644
Alternative Uses
Best Use
Healthcare Medical
$2.02M
$1.77M – $2.36M
NOI $141,317 @ 7.0% cap · market cap 4.87%
Second Best
Office B
$2.02M
$1.76M – $2.35M
NOI $141,088 @ 7.0% cap · market cap 4.87%
Theoretical Best
Specialty Retail
$3.63M
$3.18M – $4.23M
NOI $254,059 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,230
Businesses Nearby
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 Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Occupied office spaces are positioned at the corner of 100 South and Bluff Street.
Where is this office units located?
The property is located at 427 W 100 S St George, UT.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Office property built in 1990; Multiple businesses currently occupy the office spaces; Located at the corner of 100 South and Bluff Street
