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    Historic Land Parcel in Teasdale Title is generated by Realmo AI

    1841 E UPPER HAPPY VALLEY Loop, Teasdale, UT 84773

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    Claim this Listing
    For Sale
    $185,000

    LAND - Teasdale, UT

    Lot size:
    2.00 Acres
    Added:
    Apr 13, 2026
    Days on Market:
    44
    Last Refresh:
    May 26 at 8:06 pm

    Property Features for 1841 E UPPER HAPPY VALLEY Loop

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Single-Family
    Standard status
    Active
    APN
    04-0052-0002 BVS-2
    Lot size
    2.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    716

    We can help!

    Listing Contact
    Cori Vanderbeek
    Cori Vanderbeek

    Listing agent Cori Vanderbeek

    Listing office Intermountain Properties 3731 W South Jordan Pkwy Suite 102- #223, Salt Lake City, UT

    Listing date Apr 13, 2026

    MLS# 2150040 Listing URL

    Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 160‑acre historic homestead parcel bordering Capitol Reef National Park and surrounded by National Forest lands.
    • Off‑grid living with solar power and private well, plus shared water rights to Singletree Creek.
    • Includes two water rights: 50% share of operational well and 50% surface water right.
    • Located in Happy Valley, described as a unique and beautiful landscape within "Wayne Wonderland".
    • Gated and fully fenced subdivision governed by HOA CCRs and Wayne County rules.
    • Accessible via Utah Scenic Byway 12 and a maintained gravel road.

    Overview

    Happy Valley Ranch is a historic 160-acre homestead parcel located 12 miles south of Torrey, Utah, the gateway to Capitol Reef National Park. The property is nestled between the eastern slopes of Boulder Mountain and Capitol Reef National Park and surrounded by National Forest lands. Access is via Utah Scenic Byway 12 and Happy Valley Road, a fully graveled forest road maintained in a partnership by Dixie National Forest and the Happy Valley HOA. The subdivision is fully fenced and gated and governed by the CCRs of the HOA, as well as by the rules of Wayne County, Utah. The valley features a mix of ponderosa pine forest, massive Navajo sandstone cliffs, and open areas of pinyon pine and sage brush. Singletree Creek meanders through the valley at an elevation of 7,500 feet. The subdivision contains 14 two- and four-acre lots and a total of 11 cabins. The valley is completely off-grid, with homes powered by solar installations and serviced by private wells as well as shared water rights to Singletree Creek surface water. This 2-acre parcel is a mix of pinyon forest and sagebrush steppe land. Two water rights are included with the lot: a 50% share of water from the fully operational well and legal documentation of a 50% water right via Utah Division of Water Rights is included in the purchase price. The surface water is managed by the HOA, stored in a community pond, and distributed subsurface throughout the valley.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Teasdale
    County
    Wayne
    State
    Utah
    Longitude
    -111.405
    Latitude
    38.2244

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    FAQs

    What type of property is this?
    Recreation land - 160-acre homestead nestled between Boulder Mountain and Capitol Reef.
    Where is this recreation land located?
    The property is located at 1841 E UPPER HAPPY VALLEY Loop Teasdale, UT.
    What is the asking price?
    The asking price for this property is $185,000.
    What are key features of this property?
    This property features: 160‑acre historic homestead parcel bordering Capitol Reef National Park and surrounded by National Forest lands.; Off‑grid living with solar power and private well, plus shared water rights to Singletree Creek.; Includes two water rights: 50% share of operational well and 50% surface water right.
    (801) 721-5123
    We can help!
    Listing Contact
    Cori Vanderbeek
    Cori Vanderbeek
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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