Downtown Duplex with
For Sale
$550,000
464 E 700 St S, St George, UT 84770
Two separate residences feature laundry hookups, off-street parking, and newer HVAC, roofing, and water-heating systems.
Property Size1,994 SF
Price / SF$275.83
Days on Market31
Property Features for 464 E 700 St S
General Information
Standard status
Active
Size
1,994 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
washer/dryer hookups
Building Details
Year Built
1968
Buildings
1
Listing Agency:
RED ROCK REAL ESTATE
(801) 859-3232
Listed By:
LOUIS J GARRETT
Source:
Utahluxuryhometeam
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 31 at 7:38PM
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 RED ROCK REAL ESTATE
Investment Insights
Based on property information with market context.
This two-unit duplex contains 1,994 square feet and was built in 1968. The residence mix includes one three-bedroom, two-bath unit and one two-bedroom, one-bath unit. Each unit has washer and dryer hookups, while off-street parking and low-maintenance landscaping support day-to-day operations. Newer HVAC equipment, roofing, and water heaters add to the property’s existing improvements.
Located at 464 E 700 St S in downtown St. George, the property is near restaurants, shops, transit, and major employers. Its central setting places everyday services and transportation options within the surrounding downtown area. The two-unit layout provides a straightforward residential income configuration with distinct living spaces and separately equipped laundry areas.
Located at 464 E 700 St S in downtown St. George, the property is near restaurants, shops, transit, and major employers. Its central setting places everyday services and transportation options within the surrounding downtown area. The two-unit layout provides a straightforward residential income configuration with distinct living spaces and separately equipped laundry areas.
Key Highlights
- Two‑unit duplex totaling 1,994 square feet
- Unit A includes 3 beds and 2 baths
- Unit B includes 2 beds and 1 bath
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
$23,994
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
4.36%
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%
$479,880
$479.9K
Cap Rate 7%
$342,771
$342.8K
Cap Rate 9%
$266,600
$266.6K
Market Conditions
NOI Build-Up for 1,994 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
$35.9K $18.00/SF
− Vacancy
−$1.6K −$0.81/SF
EGI
$34.3K $17.19/SF
− OpEx
−$10.3K −$5.16/SF
NOI
$24.0K $12.03/SF
Area
Washington County, UT
Vacancy
4.50%
Lease Rate
$18.00 /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%
$479,880
Cap Rate 7%
$342,771
Cap Rate 9%
$266,600
Alternative Uses
Best Use
Multifamily LT 5
$342.8K
$299.9K – $399.9K
NOI $23,994 @ 7.0% cap · market cap 4.36%
Second Best
Apartment 5plus
$316.5K
$277.0K – $369.3K
NOI $22,156 @ 7.0% cap · market cap 4.03%
Theoretical Best
Specialty Retail
$549.1K
$480.5K – $640.6K
NOI $38,437 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,318
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences feature laundry hookups, off-street parking, and newer HVAC, roofing, and water-heating systems.
Where is this duplex located?
The property is located at 464 E 700 St S St George, UT.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,994 square feet; Unit A includes 3 beds and 2 baths; Unit B includes 2 beds and 1 bath
