Occupied Two-Unit
For Sale
$675,000
St George, UT 84770, St George, UT 84770
MultiFamily, St George, UT
Property Size2,432 SF
Lot Size22.00 Acres
Price / SF$277.55
Days on Market16
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Subdivision
WESTRIDGE
Elementary school
Paradise Canyon Elementary
Middle school
Dixie Middle
High school
Dixie High
Directions
From W Sunset Blvd, turn north onto Westridge Dr. Continue north on Westridge Dr. Property will be on the right (east) side of the street, near the corner of Westridge Dr and 1040 N.
Standard status
Active
APN
SG-WRS-2-1-12
Size
2,432 SF
Lot size
22.00 Acres
Taxes and HOA fees
Tax Annual Amount
2000
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Amenities
established landscaping
Building Details
Year built
1997
Floors in Building
2
Number of units
2
Roof type
Tile
Listing Agency:
THINK REALTY LLC
(435) 817-1265
Listed By:
Rebecca Robison
(801) 671-4258
Added: Aug 14
Changed: Aug 25
Last Checked: Aug 29 at 12:06PM
MLS# 26-275443
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 1997, this duplex contains 2,432 square feet across two separate units. Both residences are occupied by long-term tenants, providing an established rental configuration for a new owner. The property includes central air conditioning, heat pump heating, and a tile roof.
The duplex occupies a 22-acre lot near Sunset Blvd in St. George, with access to shopping, restaurants, schools, and other daily services. Established landscaping and off-street parking complement the corner-lot setting.
The duplex occupies a 22-acre lot near Sunset Blvd in St. George, with access to shopping, restaurants, schools, and other daily services. Established landscaping and off-street parking complement the corner-lot setting.
Key Highlights
- Two separate units totaling 2,432 square feet
- Both units occupied by long‑term tenants
- 22‑acre corner lot near Sunset Blvd
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
$29,264
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
4.34%
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%
$585,280
$585.3K
Cap Rate 7%
$418,057
$418.1K
Cap Rate 9%
$325,156
$325.2K
Market Conditions
NOI Build-Up for 2,432 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
$43.8K $18.00/SF
− Vacancy
−$2.0K −$0.81/SF
EGI
$41.8K $17.19/SF
− OpEx
−$12.5K −$5.16/SF
NOI
$29.3K $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%
$585,280
Cap Rate 7%
$418,057
Cap Rate 9%
$325,156
Alternative Uses
Best Use
Multifamily LT 5
$418.1K
$365.8K – $487.7K
NOI $29,264 @ 7.0% cap · market cap 4.34%
Second Best
Apartment 5plus
$386.0K
$337.8K – $450.4K
NOI $27,022 @ 7.0% cap · market cap 4.00%
Theoretical Best
Specialty Retail
$669.7K
$586.0K – $781.3K
NOI $46,879 @ 7.0% cap · market cap 6.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
5
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 - Corner-lot duplex with established landscaping, off-street parking, and convenient access to everyday amenities.
Where is this duplex located?
The property is located at St George, UT.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Two separate units totaling 2,432 square feet; Both units occupied by long‑term tenants; 22‑acre corner lot near Sunset Blvd
