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    Renovated Best Western Inn & Suites Title is generated by Realmo AI

    480 Westland Dr UT, Brigham City, UT 84302

    View on Map
    For Sale
    $6,150,000

    36,952 SF Best Western Hotel in Brigham City

    Property size:
    36,952 SF
    Lot size:
    2.41 Acres
    Price / SF:
    $166/SF
    Added:
    Jan 15, 2025
    Days on Market:
    501
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 480 Westland Dr UT

    General Information

    Standard status
    Active
    Property type
    Hotels, Other hospitality properties, Other residential income properties, Hospitality properties, Residential income properties
    Size
    36,952 SF
    Elevators
    N/A
    Lot size
    2.41 Acres

    Building Details

    Year Built
    1994
    Buildings
    1
    Stories
    2
    Units
    53

    We can help!

    Listing Contact
    Trent Bright

    Listing agent Trent License #7961776,UTAH

    Listing office Apex Commercial Real Estate Services

    Listing date Jan 15, 2025

    Overview

    This Best Western Inn & Suites is a newly renovated hotel located in Brigham City, Utah. The property features 53 units with modern amenities. Situated off US-91 and I-15, the location provides convenient access to transportation routes and nearby attractions such as Willard Bay State Park and the Bear River Migratory Bird Refuge. The hotel offers a range of amenities, including an indoor pool, hot tub, fitness center, and electric car charging station. Guests can also enjoy a complimentary full hot breakfast. Business travelers can take advantage of the on-site business center and meeting facilities. Pet-friendly accommodations are available with restrictions and fees. The property is situated on a 2.41-acre lot. Brigham City offers historical landmarks such as the Brigham City Museum of Art & History and the Brigham City Utah Temple, as well as community events like the annual Peach Days celebration. The hotel's location approximately 60 miles from Salt Lake City provides access to a larger market.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $651.8k $17.64
    − Vacancy −$41.1k −$1.11
    EGI $610.8k $16.53
    − OpEx −$274.8k −$7.44
    NOI $335.9k $9.09
    36,952 SF · lease $17.64/SF/yr · vacancy 6.30% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $4.80M
    $4.20M – $5.60M (±1% cap)
    NOI $335,922 @ 7.0% cap · market cap 5.46%
    Second Best
    Hotel Hospitality
    $3.50M
    $3.06M – $4.08M (±1% cap)
    NOI $244,853 @ 7.0% cap · market cap 3.98%
    Theoretical Best
    Office A
    $9.60M
    $8.40M – $11.20M (±1% cap)
    NOI $671,724 @ 7.0% cap · market cap 10.92%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hotels

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brigham City
    County
    Box Elder
    State
    Utah
    Longitude
    -112.095
    Latitude
    41.4833

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    FAQs

    What type of property is this?
    Hotel - 36,952 SF Best Western Hotel in Brigham City
    Where is this hotel located?
    The property is located at 480 Westland Dr UT Brigham City, UT.
    What is the asking price?
    The asking price for this property is $6,150,000.
    (435) 820-6801
    We can help!
    Listing Contact
    Trent Bright
    Real Estate License ID: 7961776,UTAH
    Request Owner's contact information
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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.

    More about this property
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    480 Westland Dr, , UT, Brigham City, UT 84302
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