Downtown Office
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71 N 300 W, St George, UT 84770
Open-plan commercial condominium within a multi-tenant center, with retail or possible restaurant use identified.
Property Size1,599 SF
Price / SF$281.43
Days on Market420
Property Features for 71 N 300 W
General Information
Standard status
Active
Size
1,599 SF
Property subtype
RETAIL
Building Details
Tenancy
Multi
Listing Agency:
NAI Excel
(435) 627-5705
Listed By:
Wes Davis · License #5502820-SA00
Source:
Moodyscre
Added: Jul 9, 2025
Changed: Aug 31
Last Checked: Aug 31 at 5:56PM
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 NAI Excel
Investment Insights
Based on property information with market context.
This 1,599-square-foot office condominium is located within a multi-tenant center in downtown St. George. The interior features an open-plan layout and is identified for office, retail, or possible restaurant use.
The property is at 71 N 300 W, St. George, Utah 84770. An existing tenant occupies the space, and showings are available by appointment only; the tenant should not be disturbed.
The property is at 71 N 300 W, St. George, Utah 84770. An existing tenant occupies the space, and showings are available by appointment only; the tenant should not be disturbed.
Key Highlights
- 1,599‑square‑foot office condominium
- Open‑plan interior within a multi‑tenant center
- Located in downtown St. George
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
$19,704
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
4.38%
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%
$394,080
$394.1K
Cap Rate 7%
$281,486
$281.5K
Cap Rate 9%
$218,933
$218.9K
Market Conditions
NOI Build-Up for 1,599 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
$28.8K $18.00/SF
− Vacancy
−$633 −$0.40/SF
EGI
$28.1K $17.60/SF
− OpEx
−$8.4K −$5.28/SF
NOI
$19.7K $12.32/SF
Area
Washington County, UT
Vacancy
2.20%
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%
$394,080
Cap Rate 7%
$281,486
Cap Rate 9%
$218,933
Alternative Uses
Best Use
Retail
$281.5K
$246.3K – $328.4K
NOI $19,704 @ 7.0% cap · market cap 4.38%
Second Best
Office B
$244.5K
$214.0K – $285.3K
NOI $17,117 @ 7.0% cap · market cap 3.80%
Theoretical Best
Specialty Retail
$440.3K
$385.3K – $513.7K
NOI $30,822 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,881
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Open-plan commercial condominium within a multi-tenant center, with retail or possible restaurant use identified.
Where is this office units located?
The property is located at 71 N 300 W St George, UT.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 1,599‑square‑foot office condominium; Open‑plan interior within a multi‑tenant center; Located in downtown St. George
