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    Secluded Lodge on 74 Acres Title is generated by Realmo AI

    17017 Ant Flat Road, Huntsville, UT 84317

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    Claim this Listing
    For Sale
    $2,500,000

    20-bedroom lodge with extensive amenities and access to outdoor recreation.

    Property size:
    12,463 SF
    Lot size:
    74.00 Acres
    Price / SF:
    $200/SF
    Added:
    Oct 3, 2023
    Days on Market:
    977
    Last Refresh:
    May 12 at 9:22 pm

    Property Features for 17017 Ant Flat Road

    General Information

    Standard status
    Active
    Size
    12,463 SF
    Lot size
    74.00 Acres
    Property subtype
    Other

    Building Details

    Year Built
    1999

    We can help!

    Listing Contact
    Benjamin Dickamore

    Listing agent Benjamin Dickamore

    Listing office Summit Sotheby's International

    Listing date Oct 3, 2023

    Source Xome

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Summit Sotheby's International

    HighLights

    • 74‑acre property with direct access to Cache Valley National Forest and School Board Trust Land.
    • 20‑bedroom lodge sleeping over 60 people, featuring 16 private guest suites with fireplaces and remodeled bathrooms.
    • Off‑grid living with a 50‑panel solar system, backup battery system, generators, and private well.
    • Commercial‑grade chef's kitchen with new appliances, including a Wolf range and commercial dishwasher.
    • Utah's largest residential zipline course, shooting range, trails, ponds, horse corrals, and fire pits on the property.
    • Large, recently renovated deck suitable for entertaining, weddings, or group activities.

    Overview

    This property features a 20-bedroom lodge situated on 74 acres, offering accommodation for over 60 people. The lodge includes 16 private guest suites, each equipped with fireplaces, new flooring, remodeled bathrooms, new ceiling fans, and new mattresses. A large, open main lodge provides ample space for gatherings and entertaining, featuring a large fireplace, seating, and a dining area. The commercial-grade chef's kitchen is equipped with a new fridge and freezer, Wolf range, ice maker, and a commercial dishwasher. An additional four guest suites are located downstairs, along with a theater room, two large gaming areas, and a workshop. Outdoor amenities include a shooting range, trails, ponds, Utah's largest residential zipline course, horse corrals, and fire pits. A renovated deck is suitable for outdoor entertaining, weddings, or yoga sessions. The property provides direct access to Cache Valley National Forest and School Board Trust Land, facilitating hunting, hiking, camping, heli-skiing, and all-terrain vehicle riding. The lodge operates completely off-grid, utilizing a private well with a back-up storage tank, a 50-panel solar system with a Humless back-up battery system, and two Cummins generators. Security features include ViaStat high-speed internet, digital door locks, water sensors, smoke alarms, and a Vivint security system with exterior cameras. The property has previously been used as a motel. It is located near Pineview and Causey Reservoirs, and Powder Mountain and Snowbasin Ski Resorts. Summer and winter vehicles are available for rent nearby.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Huntsville
    County
    Weber
    State
    Utah
    Longitude
    -111.631
    Latitude
    41.2985

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    FAQs

    What type of property is this?
    Recreation land - 20-bedroom lodge with extensive amenities and access to outdoor recreation.
    Where is this recreation land located?
    The property is located at 17017 Ant Flat Road Huntsville, UT.
    What is the asking price?
    The asking price for this property is $2,500,000.
    What are key features of this property?
    This property features: 74‑acre property with direct access to Cache Valley National Forest and School Board Trust Land.; **20‑bedroom lodge sleeping over 60 people**, featuring 16 private guest suites with fireplaces and remodeled bathrooms.; Off‑grid living with a 50‑panel solar system, backup battery system, generators, and private well.
    (801) 949-7182
    We can help!
    Listing Contact
    Benjamin Dickamore
    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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