Duplex with Attached
New
For Sale
$569,900
539 S Ridge Rd, Cedar City, UT 84720
MULTI_FAMILY - Cedar City, UT
Property Size3,500 SF
Lot Size0.36 Acres
Price / SF$162.83
Days on Market2
Property Features for 539 S Ridge Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Elementary school
Out of Area
Middle school
Out of Area
High school
Out of Area
Directions
From 56 turn onto College Way, continue to Ridge Rd. House will be on the left.
Subdivision
Outside Area
Standard status
Active
APN
-B-1150-0002-0000
Size
3,500 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Annual Amount
1762
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Amenities
solar panels
water-smart landscaping
raised garden beds
dog run
two laundry areas
garage with workspace
Building Details
Year built
1976
Floors in Building
1
Number of units
2
Roof type
Asphalt
Listing Agency:
ERA Realty Center
(435) 586-2777
Listed By:
Tayler D Christensen
(435) 592-3380
Added: Aug 12
Last Checked: Aug 13 at 7:06AM
MLS# 26-275065
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 duplex property offers 3500 square feet with a main-level primary suite, updated bathroom, granite countertops, gas cooktop, and a second kitchen. The basement includes a separate apartment arrangement, its own laundry area, and storage. An attached ADU adds another kitchen, bedroom, bathroom, and parking area.
Set back from the road in Cedar City, the property includes mountain and city views with no neighbors directly behind. The fully fenced yard combines wood, chain link, and wrought iron sections with water-smart landscaping, native plants, raised garden beds, and room for a greenhouse or chicken coop. Additional features include two laundry areas, an attached garage with workspace, central air, natural gas heating, asphalt roofing, and solar panels.
Set back from the road in Cedar City, the property includes mountain and city views with no neighbors directly behind. The fully fenced yard combines wood, chain link, and wrought iron sections with water-smart landscaping, native plants, raised garden beds, and room for a greenhouse or chicken coop. Additional features include two laundry areas, an attached garage with workspace, central air, natural gas heating, asphalt roofing, and solar panels.
Key Highlights
- 3500 square feet on a 0.36‑acre lot
- Attached ADU with kitchen, bedroom, bathroom, and parking
- Basement apartment setup with separate laundry and storage
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
$32,458
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
5.70%
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%
$649,160
$649.2K
Cap Rate 7%
$463,686
$463.7K
Cap Rate 9%
$360,644
$360.6K
Market Conditions
NOI Build-Up for 3,500 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
$48.3K $13.80/SF
− Vacancy
−$1.9K −$0.55/SF
EGI
$46.4K $13.25/SF
− OpEx
−$13.9K −$3.97/SF
NOI
$32.5K $9.27/SF
Area
Iron County, UT
Vacancy
4.00%
Lease Rate
$13.80 /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%
$649,160
Cap Rate 7%
$463,686
Cap Rate 9%
$360,644
Alternative Uses
Best Use
Multifamily LT 5
$463.7K
$405.7K – $541.0K
NOI $32,458 @ 7.0% cap · market cap 5.70%
Second Best
Apartment 5plus
$412.7K
$361.1K – $481.5K
NOI $28,889 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$714.8K
$625.5K – $833.9K
NOI $50,036 @ 7.0% cap · market cap 8.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
399
Businesses Nearby
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Flexible residential income property with separate living spaces, multiple kitchens, and a fenced outdoor setting.
Where is this duplex located?
The property is located at 539 S Ridge Rd Cedar City, UT.
What is the asking price?
The asking price for this property is $569,900.
What are key features of this property?
This property features: 3500 square feet on a 0.36‑acre lot; Attached ADU with kitchen, bedroom, bathroom, and parking; Basement apartment setup with separate laundry and storage
