Triplex with Separate Utility
New
For Sale
$624,900
858 S 170 W, Cedar City, UT 84720
MultiFamily, Cedar City, UT
Property Size2,169 SF
Lot Size0.23 Acres
Price / SF$288.11
Days on Market1
Property Features for 858 S 170 W
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
8
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 5, Bedroom 1, Bathroom 4, Bedroom 8, Bathroom 1, Bedroom 2, Bedroom 7, Bedroom 3, Bathroom 5, Bathroom 2, Bedroom 6, Bedroom 4, Bathroom 3
Directions
From main street, turn east onto 820 S. Right onto 170 W. Triplex is on the west side of the street.
Subdivision
Outside Area
Special listing conditions
Short Sale
Standard status
Active
APN
0077963
Size
2,169 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
807
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Amenities
laundry hookups
separate utility meters
off-street parking
Building Details
Year built
2007
Floors in Building
1
Number of units
3
Roof type
Asphalt
Listing Agency:
ERA Realty Center
(435) 586-2777
Listed By:
Tayler D Christensen
(435) 592-3380
Added: Sep 24
Last Checked: Sep 24 at 6:06PM
MLS# 26-276475
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.
Built in 2007, this three-unit property contains two residences with three bedrooms and two bathrooms each, plus a third with two bedrooms and one and a half bathrooms. The building totals 2,169 square feet on a 0.23-acre parcel. Natural gas heating, central air conditioning, and an asphalt roof serve the property. Each unit has laundry hookups, and utilities are separately metered for each residence.
The property is near SUU, shopping, and restaurants in Cedar City. Off-street parking is available.
The property is near SUU, shopping, and restaurants in Cedar City. Off-street parking is available.
Key Highlights
- Three units: two 3‑bedroom, 2‑bath residences and one 2‑bedroom, 1.5‑bath residence
- 2,169‑square‑foot building on a 0.23‑acre lot
- Separate utility meters and laundry hookups for each unit
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
$20,114
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
3.22%
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%
$402,280
$402.3K
Cap Rate 7%
$287,343
$287.3K
Cap Rate 9%
$223,489
$223.5K
Market Conditions
NOI Build-Up for 2,169 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
$29.9K $13.80/SF
− Vacancy
−$1.2K −$0.55/SF
EGI
$28.7K $13.25/SF
− OpEx
−$8.6K −$3.97/SF
NOI
$20.1K $9.27/SF
Area
Iron County, UT
Vacancy
4.00%
Lease Rate
$13.80 /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%
$402,280
Cap Rate 7%
$287,343
Cap Rate 9%
$223,489
Alternative Uses
Best Use
Multifamily LT 5
$287.3K
$251.4K – $335.2K
NOI $20,114 @ 7.0% cap · market cap 3.22%
Second Best
Apartment 5plus
$255.8K
$223.8K – $298.4K
NOI $17,903 @ 7.0% cap · market cap 2.86%
Theoretical Best
Office A
$443.0K
$387.6K – $516.8K
NOI $31,008 @ 7.0% cap · market cap 4.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
Explore this area
Business Placement
Demographics for 84720, UT
23,607
Population
8,984
Households
2.6
Avg Household Size
28
Median Age
35%
College-Educated
95%
High-School Grad
341.5 sq mi
ZIP Area
69
Density / Sq Mi
$63,742
Median Household Income
$29,979
Median Earnings
$932
Median Rent
$357,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Each residence has individual laundry hookups and separately metered utilities.
Where is this triplex located?
The property is located at 858 S 170 W Cedar City, UT.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: Three units: two 3‑bedroom, 2‑bath residences and one 2‑bedroom, 1.5‑bath residence; 2,169‑square‑foot building on a 0.23‑acre lot; Separate utility meters and laundry hookups for each unit
