Furnished Residential Income
For Sale
$167,900
840 N Twin Lakes DR 238, St George, UT 84770
Furnished home in a 55+ community with updated interior features, appliances, and outdoor improvements.
Property Size573 SF
Days on Market30
Property Features for 840 N Twin Lakes DR 238
General Information
Standard status
Active
Size
573 SF
Property subtype
Mobile Home/Owned Lot
Additional Details
Furnished
Yes
HOA Fee
$130
Taxes and HOA fees
Annual Taxes
$438
Building Details
Building Size
573 SF
Year Built
1989
Listing Agency:
FATHOM REALTY SG
(435) 817-2441
Listed By:
ROBIN J ERICKSON
(435) 817-2441
Source:
Gardnerrealestate
Added: Jul 11
Changed: Aug 8
Last Checked: Aug 9 at 11:36AM
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 FATHOM REALTY SG
Investment Insights
Based on property information with market context.
This furnished residential property was built in 1989 and is located within a 55+ community. Recent improvements include a deck and railing, roof, kitchen cabinetry, living-room divider, interior paint, appliances, countertops, range hood, kitchen sink, shower door, bathroom vanity, toilet, window coverings, and A/C control. The driveway has also been extended.
The home is at 840 N Twin Lakes DR 238 in St George, Utah, near shopping and restaurants. Community amenities are available, and the property is offered with its furnishings in place.
The home is at 840 N Twin Lakes DR 238 in St George, Utah, near shopping and restaurants. Community amenities are available, and the property is offered with its furnishings in place.
Key Highlights
- Furnished home in a 55+ community
- Built in 1989
- Updated roof, deck, railing, and extended driveway
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
$6,367
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
3.79%
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%
$127,340
$127.3K
Cap Rate 7%
$90,957
$91.0K
Cap Rate 9%
$70,744
$70.7K
Market Conditions
NOI Build-Up for 573 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
$12.0K $21.00/SF
− Vacancy
−$457 −$0.80/SF
EGI
$11.6K $20.20/SF
− OpEx
−$5.2K −$9.09/SF
NOI
$6.4K $11.11/SF
Area
Washington County, UT
Vacancy
3.80%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
45.00%
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%
$127,340
Cap Rate 7%
$90,957
Cap Rate 9%
$70,744
Alternative Uses
Best Use
Apartment 5plus
$91.0K
$79.6K – $106.1K
NOI $6,367 @ 7.0% cap · market cap 3.79%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$157.8K
$138.1K – $184.1K
NOI $11,045 @ 7.0% cap · market cap 6.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
800
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Furnished home in a 55+ community with updated interior features, appliances, and outdoor improvements.
Where is this residential income property located?
The property is located at 840 N Twin Lakes DR 238 St George, UT.
What is the asking price?
The asking price for this property is $167,900.
What are key features of this property?
This property features: Furnished home in a 55+ community; Built in 1989; Updated roof, deck, railing, and extended driveway
