Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    2711 S VALLEY Dr unit 16 Garden City, UT 84028

    View on Map
    For Sale
    $99,999

    LAND - Garden City, UT

    Lot size:
    2.34 Acres
    Added:
    Feb 27, 2026
    Days on Market:
    33
    Last Refresh:
    Apr 1 at 2:06 pm

    Property Features for 2711 S VALLEY Dr unit 16

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Single-Family, Short Term
    Standard status
    Active
    APN
    36-05-090-0016
    Lot size
    2.34 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    569

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Public Sewer

    We can help!

    Listing Contact
    Pam Cornia

    Listing agent Pam Cornia

    Listing office Town & Country Realty Bear Lake, Inc PO Box 9, garden city, UT

    Listing date Feb 27, 2026

    MLS# 2139863

    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.

    Overview

    Residential Land in Garden City

    This 2.34-acre lot in Garden City, Utah, is zoned for single-family use and short-term rentals, presenting an easy build opportunity. The property offers views of Bear Lake. An option exists to buy into Ideal Beach Resort for access to a beach, tennis court, and swimming pool for an annual fee. The property is located at 2711 S VALLEY Dr unit: 16, Garden City, UT 84028.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Garden City
    County
    Rich
    State
    Utah
    Longitude
    -111.434
    Latitude
    41.9408

    Nearby Similar for Sale

    • $99,000

      Acre Lot with Bear Lake Views

      One-acre building lot with views near Bear Lake Golf Course.
      2759 S SERVICEBERRY Dr unit: 24, Garden City, UT 84028
      View Details
    • $175,000

      Sweetwater RV Lot For Sale

      RV lot with full hookups and access to public beach.
      3075 S SPOKE Way unit: 147, Garden City, UT 84028
      View Details
    • $129,000

      Bear Lake View Lot

      0.58 acre lot with lake and mountain views.
      3072 S BUNCH GRASS Dr unit: 88, Garden City, UT 84028
      View Details
    • $289,900

      Bear Lake Building Lot

      3-acre building lot in gated community near Bear Lake.
      2665 N ELK HOLLOW Dr unit: 7, Garden City, UT 84028
      View Details
    • $129,000

      Bear Lake View Building Lot

      1.32 acre lot with Bear Lake and mountain views.
      1511 S MAHOGANY Dr unit: C18, Garden City, UT 84028
      View Details
    • $179,000

      Bear Lake View Lot

      1.91-acre view lot overlooking Bear Lake in Garden City.
      2520 S ASPEN Loop unit: 49, Garden City, UT 84028
      View Details
    • $245,000

      Garden City Acreage Homesite Opportunity

      Coveted 1-acre homesite with mountain views and STR potential.
      964 S CROSSED ARROWS Cir unit: 80, Garden City, UT 84028
      View Details
    • $129,900

      Bear Lake View Land

      Residential land with views of Bear Lake in Garden City.
      3289 S MULES EAR Cir unit: 42, Garden City, UT 84028
      View Details
    • $125,000

      Bear Lake Building Lot

      Building lot with Bear Lake views and short-term rental potential.
      673 N LOCHWOOD Vw unit: 87, Garden City, UT 84028
      View Details
    • $125,000

      Bear Lake Building Lot

      Building lot with Bear Lake views and short-term rental potential.
      657 N LOCHWOOD Vw unit: 85, Garden City, UT 84028
      View Details
    • $120,999

      Bear Lake Building Lot

      Building lot with Bear Lake views and short-term rental potential.
      665 N LOCHWOOD Dr unit: 86, Garden City, UT 84028
      View Details
    • $90,000

      Garden City Lot Near Golf

      0.31-acre lot near golf course with Bear Lake views.
      2630 S EAGLE Dr, Garden City, UT 84028
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 2.34 acre lot in Garden City, Utah.
    Where is this residential land & home lot located?
    The property is located at 2711 S VALLEY Dr unit 16 Garden City, UT.
    What is the asking price?
    The asking price for this property is $99,999.
    What are key features of this property?
    This property features: View of Bear Lake.; Easy build lot.; Option to buy into Ideal Beach Resort.
    (435) 946-8711
    We can help!
    Listing Contact
    Pam Cornia
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!