Tenant-Occupied Flex
For Sale
Contact for pricing
620 N 1100 E, St George, UT 84770
Flex property combining warehouse functionality with office and meeting areas under one roof.
Property Size2,100 SF
Price / SF$250
Days on Market260
Property Features for 620 N 1100 E
General Information
Standard status
Active
Size
2,100 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Drive-In Doors
1
Power
200 amps
Voltage
208 V
Additional Details
Highway Access
Yes
Amenities
Reception
Conference Room
Breakroom
Building Details
Tenancy
Single
Listing Agency:
Mountain West | Utah County
(385) 388-8850
Listed By:
Jeff Sorenson
Source:
Moodyscre
Added: Dec 15, 2025
Changed: Aug 29
Last Checked: Aug 31 at 2:48PM
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 Mountain West | Utah County
Investment Insights
Based on property information with market context.
This approximately 2,100-square-foot flex property combines warehouse and office components in a practical commercial layout. The interior includes a reception area, conference room, private office, breakroom, warehouse space, and two bathrooms. A 10' x 12' grade-level roll-up door supports warehouse access, while 120/208 V, 200 A power serves the property.
The property is tenant occupied through 9/30/2028 and is located at 620 N 1100 E in St. George, Utah. Its proximity to I-15 provides access to the regional transportation network.
The property is tenant occupied through 9/30/2028 and is located at 620 N 1100 E in St. George, Utah. Its proximity to I-15 provides access to the regional transportation network.
Key Highlights
- Approximately 2,100 SF total
- Tenant occupied through 9/30/2028
- 10' x 12' grade level roll‑up door
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
$22,480
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
4.28%
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%
$449,600
$449.6K
Cap Rate 7%
$321,143
$321.1K
Cap Rate 9%
$249,778
$249.8K
Market Conditions
NOI Build-Up for 2,100 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
$31.0K $14.76/SF
− Vacancy
−$1.0K −$0.49/SF
EGI
$30.0K $14.27/SF
− OpEx
−$7.5K −$3.57/SF
NOI
$22.5K $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%
$449,600
Cap Rate 7%
$321,143
Cap Rate 9%
$249,778
Alternative Uses
Best Use
Office B
$321.1K
$281.0K – $374.7K
NOI $22,480 @ 7.0% cap · market cap 4.28%
Second Best
Warehouse
$253.9K
$222.2K – $296.2K
NOI $17,774 @ 7.0% cap · market cap 3.39%
Theoretical Best
Specialty Retail
$578.3K
$506.0K – $674.7K
NOI $40,480 @ 7.0% cap · market cap 7.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
659
Businesses Nearby
Well-served
Demand for This Use
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?
Flex space - Flex property combining warehouse functionality with office and meeting areas under one roof.
Where is this flex space located?
The property is located at 620 N 1100 E St George, UT.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Approximately 2,100 SF total; Tenant occupied through 9/30/2028; 10' x 12' grade level roll‑up door
