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    5341 S 45000 W Fruitland, UT 84027

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    For Sale
    $520,000

    COMMERCIAL - Fruitland, UT

    Type:Retail
    Lot size:
    2.95 Acres
    Added:
    May 1, 2026
    Days on Market:
    5
    Last Refresh:
    May 5 at 8:06 pm

    Property Features for 5341 S 45000 W

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Zoning
    Commercial
    Interior features
    Cold Storage, Laundry: Individual, Range/Oven, Restroom: Public
    Exterior features
    Out Buildings
    Appliances
    Furniture
    Standard status
    Active
    APN
    00-0034-8686
    Lot size
    2.95 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6042

    Utilities

    Utilities
    Propane
    Heating system
    Propane (Heating)

    Building Details

    Year built
    2000
    Flooring type
    Hardwood, Linoleum
    Roof type
    Metal
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Shilo Starr Hatch

    Listing agent Shilo Starr Hatch

    Listing office Freedom Realty Corporation 176 W Main, Duchesne, UT

    Listing date May 1, 2026

    MLS# 2155143

    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

    Fruitland Commercial Property on Highway

    Located just off US Highway 40, the Mountain Ranch Smokehouse and Restaurant is situated on 2.95 acres. The property features a large, open dining area with hardwood floors and oversized windows offering views. The property presents potential for reviving the restaurant, creating a new commercial venture, or transforming it into a unique space. The large, open kitchen is equipped with a Vulcan grill/oven, a four-basket Vulcan fryer, an ice machine, and a walk-in cooler and freezer, along with multiple rooms for storage and office space. A jerky facility is located at the back of the building, housing two 500 T vertical pro smokers and all necessary equipment for processing and packaging jerky. The building includes a covered porch and deck around the front. Three shares of irrigation water are included with the property. The property is located in Fruitland, Utah, just 20 minutes from Strawberry Reservoir and close to multiple public recreation spots and reservoirs. Square footage figures are provided as a courtesy estimate only and were obtained from County Records.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Map

    City
    Fruitland
    County
    Duchesne
    State
    Utah
    Longitude
    -110.83894
    Latitude
    40.2225338

    FAQs

    What type of property is this?
    Conventional restaurant - Restaurant and smokehouse on 2.95 acres near Strawberry Reservoir.
    Where is this conventional restaurant located?
    The property is located at 5341 S 45000 W Fruitland, UT.
    What is the asking price?
    The asking price for this property is $520,000.
    What are key features of this property?
    This property features: 2.95‑acre property with highway frontage, offering **high visibility and accessibility**.; Equipped commercial kitchen with **Vulcan grill/oven, 4‑basket Vulcan fryer, ice machine, walk‑in cooler, and freezer**.; Jerky processing facility with two 500 T vertical pro smokers and packaging equipment.
    (435) 828-3100
    We can help!
    Listing Contact
    Shilo Starr Hatch
    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.

    More about this property
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