Duplex with Attached
For Sale
$688,000
611 W Diagonal St, St George, UT 84770
MULTI_FAMILY - St George, UT
Property Size2,295 SF
Lot Size0.28 Acres
Price / SF$299.78
Days on Market47
Property Features for 611 W Diagonal St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Elementary school
Heritage Elementary
Middle school
Dixie Middle
High school
Dixie High
Directions
From Bluff St., head west on Diagonal St. Property is on the corner of Diagonal St. and 600 W.
Subdivision
Greater St. George
Standard status
Active
APN
SG-724-4-B
Size
2,295 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
1714
Utilities
Heating system
Heat Pump (Heating), Natural Gas
Cooling system
Heat Pump, Central Air
Building Details
Year built
1970
Floors in Building
1
Number of units
2
Roof type
Asphalt
Listing Agency:
PIONEER WEST REALTY
(435) 628-2696
Listed By:
SHAWN TRUMAN
(435) 231-4439
Added: Jul 7
Changed: Aug 18
Last Checked: Aug 22 at 3:06AM
MLS# 26-273970
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 well-maintained duplex offers two separate living units with attached two-car garages and private backyards. The original unit features a 3-bedroom, 1-bath layout with a large living area. The second unit was added in 2000 and provides a 2-bedroom, 2-bath arrangement with a functional floorplan. Updates referenced in the remarks include updated luxury vinyl plank flooring, fresh paint, modern fixtures, and xeriscape landscaping that is already complete on the original unit side and underway on the second unit’s side. The roof was replaced within the last three years.
The property sits on a large corner lot with mature shade trees. The remarks also note Southern Utah red rock views and convenient proximity to parks, shopping, restaurants, and schools.
With separate living spaces and private yards, the configuration is described as offering the privacy of two single-family homes while maintaining the income profile of a duplex.
The property sits on a large corner lot with mature shade trees. The remarks also note Southern Utah red rock views and convenient proximity to parks, shopping, restaurants, and schools.
With separate living spaces and private yards, the configuration is described as offering the privacy of two single-family homes while maintaining the income profile of a duplex.
Key Highlights
- Duplex built in 1970 with two separate units and private backyards
- Unit 1 offers 3 bedrooms, 1 bathroom, and a large living area
- Unit 2 added in 2000 features a 2‑bedroom, 2‑bathroom layout
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
Lease Details
2
Residential units
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 - Well-maintained duplex with two separate units, each served by attached two-car garages.
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: Duplex built in 1970 with two separate units and private backyards; Unit 1 offers 3 bedrooms, 1 bathroom, and a large living area; Unit 2 added in 2000 features a 2‑bedroom, 2‑bathroom layout
