Updated Duplex with Private
For Sale
$688,000
611 W Diagonal St, St George, UT 84770
Two-unit property with attached garages, separate backyards, and refreshed interior finishes.
Property Size2,295 SF
Price / SF$299.78
Days on Market38
Property Features for 611 W Diagonal St
General Information
Standard status
Active
Size
2,295 SF
Property subtype
Multi-Family
Building Details
Year Built
1970
Listing Agency:
PIONEER WEST REALTY
(435) 231-4439
Listed By:
SHAWN TRUMAN
Source:
Utahluxuryhometeam
Added: Jul 26
Changed: Aug 30
Last Checked: Aug 31 at 6:48PM
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 PIONEER WEST REALTY
Investment Insights
Based on property information with market context.
This 2,295-square-foot duplex contains two distinct residential units with separate living areas, private backyards, and attached two-car garages. The original unit offers three bedrooms, one bathroom, and a large living area. A second unit added in 2000 provides two bedrooms and two bathrooms. Recent work includes luxury vinyl plank flooring, fresh paint, modern fixtures, and xeriscape landscaping; landscaping is complete on the original-unit side and underway on the second-unit side. The roof was replaced within the last three years.
The property occupies a corner lot at 611 W Diagonal St in St. George, Utah, with mature shade trees and views of the surrounding red rock landscape. Parks, shopping, restaurants, schools, and everyday amenities are located nearby. Built in 1970, the property combines two separately configured units with private outdoor space and garage access.
The property occupies a corner lot at 611 W Diagonal St in St. George, Utah, with mature shade trees and views of the surrounding red rock landscape. Parks, shopping, restaurants, schools, and everyday amenities are located nearby. Built in 1970, the property combines two separately configured units with private outdoor space and garage access.
Key Highlights
- 2,295‑square‑foot duplex with two separate residential units
- Original unit: 3 bedrooms, 1 bathroom, and a large living area
- Second unit added in 2000 with 2 bedrooms and 2 bathrooms
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
$27,616
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
4.01%
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%
$552,320
$552.3K
Cap Rate 7%
$394,514
$394.5K
Cap Rate 9%
$306,844
$306.8K
Market Conditions
NOI Build-Up for 2,295 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
$41.3K $18.00/SF
− Vacancy
−$1.9K −$0.81/SF
EGI
$39.5K $17.19/SF
− OpEx
−$11.8K −$5.16/SF
NOI
$27.6K $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%
$552,320
Cap Rate 7%
$394,514
Cap Rate 9%
$306,844
Alternative Uses
Best Use
Multifamily LT 5
$394.5K
$345.2K – $460.3K
NOI $27,616 @ 7.0% cap · market cap 4.01%
Second Best
Apartment 5plus
$364.3K
$318.8K – $425.0K
NOI $25,500 @ 7.0% cap · market cap 3.71%
Theoretical Best
Specialty Retail
$632.0K
$553.0K – $737.3K
NOI $44,239 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
630
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-unit property with attached garages, separate backyards, and refreshed interior finishes.
Where is this duplex located?
The property is located at 611 W Diagonal St St George, UT.
What is the asking price?
The asking price for this property is $688,000.
What are key features of this property?
This property features: 2,295‑square‑foot duplex with two separate residential units; Original unit: 3 bedrooms, 1 bathroom, and a large living area; Second unit added in 2000 with 2 bedrooms and 2 bathrooms
