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    Usable Homesite Near Rockport Reservoir Title is generated by Realmo AI

    403 E Hollow Drive lot 7, Wanship, UT 84017

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    Claim this Listing
    For Sale
    $99,900

    LAND - Wanship, UT

    Lot size:
    1.00 Acre
    Added:
    Apr 30, 2026
    Days on Market:
    33
    Last Refresh:
    Jun 1 at 7:06 am

    Property Features for 403 E Hollow Drive lot 7

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    Lr-1-7
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    594

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Water source
    Private

    We can help!

    Listing Contact
    Amy Moody

    Listing agent Amy Moody License #11765209-SA00

    Listing office Christie's Int. RE VUE 1790 Bonanza Drive Suite 201, Park City, UT

    Listing date Apr 30, 2026

    MLS# 12601736 Listing URL

    Copyright © 2026 Park City 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.

    HighLights

    • Excellent buildability on a gently sloping lot with expansive mountain views and potential lake views.
    • Completed survey and perc test, plus available house plans, saving time and upfront costs.
    • Seasonal trailer use permitted, allowing immediate recreational enjoyment.
    • Year‑round access and close proximity to Rockport Reservoir for boating, fishing, and outdoor recreation.
    • Located in one of the more accessible areas of Rockport Estates.
    • Seller is actively involved in HOA meetings regarding future water meter availability.

    Overview

    This gently sloping, one-acre homesite is located minutes from Rockport Reservoir and offers excellent buildability and expansive mountain views. A future two-story home may also offer potential lake views. Groundwork has been completed, including a survey, perc test, and available house plans. Seasonal trailer use is permitted, allowing for immediate recreational enjoyment while planning for the future. The property is located in one of the more accessible areas of Rockport Estates with year-round access and close proximity to boating, fishing, and outdoor recreation. The seller is actively involved in HOA meetings where future water meter availability has been discussed. This property offers completed due diligence and added flexibility for use and future planning. It presents an opportunity for buyers looking to secure land now with preparation already in place and potential for long-term upside.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Wanship
    County
    Summit
    State
    Utah
    Longitude
    -111.418103
    Latitude
    40.768053

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    FAQs

    What type of property is this?
    Residential land & home lot - Gently sloping lot with mountain views and recreational potential.
    Where is this residential land & home lot located?
    The property is located at 403 E Hollow Drive lot 7 Wanship, UT.
    What is the asking price?
    The asking price for this property is $99,900.
    What are key features of this property?
    This property features: Excellent buildability on a gently sloping lot with expansive mountain views and potential lake views.; Completed survey and perc test, plus available house plans, saving time and upfront costs.; Seasonal trailer use permitted, allowing immediate recreational enjoyment.
    (801) 259-3552
    We can help!
    Listing Contact
    Amy Moody
    Real Estate License ID: 11765209-SA00
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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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