Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Garden City Acreage Homesite Opportunity Title is generated by Realmo AI

    964 S CROSSED ARROWS Cir, Garden City, UT 84028

    View on Map
    Claim this Listing
    For Sale
    $245,000

    LAND - Garden City, UT

    Lot size:
    1.00 Acre
    Added:
    Dec 15, 2025
    Days on Market:
    162
    Last Refresh:
    May 26 at 5:06 pm

    Property Features for 964 S CROSSED ARROWS Cir

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Single-Family
    Standard status
    Active
    APN
    41-30-090-0080
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Annual Amount
    760

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Private Sewer, Septic Tank

    We can help!

    Listing Contact
    Cori Vanderbeek
    Cori Vanderbeek

    Listing agent Cori Vanderbeek

    Listing office Intermountain Properties 3731 W South Jordan Pkwy Suite 102- #223, Salt Lake City, UT

    Listing date Dec 15, 2025

    MLS# 2127219 Listing URL

    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.

    HighLights

    • Unobstructed Rocky Mountain, Caribbean blue water, mountain, and valley views.
    • Short term rental permitted with year‑round access and paved roads.
    • Coveted 1‑acre southwest‑facing lot in a quiet cul‑de‑sac with a gentle downhill slope suitable for a walkout basement and raised covered deck.
    • Adjacent to a preserved deciduous forest providing incredible fall foliage.
    • Located in the sold‑out Eagle Feather at Shundahai subdivision.
    • Close proximity to Beaver Mountain Ski Area, Bridgerland Adventure Park, and other recreational activities.

    Overview

    This 1-acre homesite is southwest facing and situated in a quiet cul-de-sac. The lot features a gentle downhill slope, suitable for a walkout, daylight basement and a raised covered deck to enjoy unobstructed views of the Rocky Mountains, blue water, and valley scenery. The location is short term rental permitted with year round access and paved roads. Nearby attractions include Beaver Mountain Ski Area, Bridgerland Adventure Park, Pickleville Play House, three popular beaches, Bear Lake Marina, restaurants, Minnetonka Cave, Bear Lake Renegade Go-karts, Garden City Fishing Pond, hiking & ATV trails. This lot is located in the Eagle Feather at Shundahai subdivision. The property must be purchased with the vacant lot #79 next door for a total of 2 acres or have two different buyers closing at the same time.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Dental Office Auto Repair Shop Hair Salon Building Supply Department Store Skin Care Clinic Food Market Garden Center Bakery

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

    Location Insight

    • Map
    • Local Demand
    City
    Garden City
    County
    Rich
    State
    Utah
    Longitude
    -111.434
    Latitude
    41.9408

    Nearby Similar for Sale

    • $1,099,000

      Mixed-Use Flex Buildings For Sale

      New commercial flex buildings with office, apartment, and shop space.
      70 N 395 W, Garden City, UT 84028
      View Details
    • $189,000

      Bear Lake View Lot

      Lake view lot in Cherimoya Hills, Garden City, Utah.
      291 W PERSIMMON Dr, Garden City, UT 84028
      View Details
    • $149,000

      RV Lot Near Bear Lake

      RV lot with full hookups and amenities near Bear Lake.
      3095 S MONARCH Dr, Garden City, UT 84028
      View Details
    • $149,000

      RV Lot in Sweetwater Park

      RV lot with full utilities and park amenities.
      3150 S MAYFLY Dr, Garden City, UT 84028
      View Details
    • $119,000

      Bear Lake View Lot

      1.25 acre lot with year-round access and Bear Lake views.
      2691 S SWEETWATER Pkwy, Garden City, UT 84028
      View Details
    • $189,000

      Bear Lake View Lot

      Picturesque lot with lake views, utilities, and rental potential.
      368 W MORNING STAR Cir, Garden City, UT 84028
      View Details
    • $1,200,000

      Garden City Shopping Center

      Commercial property in Garden City, Utah, near Bear Lake.
      65 W LOGAN Rd N, Garden City, UT 84028
      View Details
    • $154,900

      Garden City Homesite with Views

      1.84 acre homesite with lake and mountain views.
      591 W ELDERBERRY Cir, 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, Garden City, UT 84028
      View Details
    • $195,000

      Rare RV Lot with Views

      RV lot in Swan Creek Village with Bear Lake views.
      1148 N TRAPPER Loop, 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, Garden City, UT 84028
      View Details
    • $245,000

      Acre Homesite with Mountain Views

      One acre homesite with unobstructed mountain and valley views.
      980 S CROSSED ARROWS Cir, Garden City, UT 84028
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Coveted 1-acre homesite with mountain views and STR potential.
    Where is this residential land & home lot located?
    The property is located at 964 S CROSSED ARROWS Cir Garden City, UT.
    What is the asking price?
    The asking price for this property is $245,000.
    What are key features of this property?
    This property features: Unobstructed Rocky Mountain, Caribbean blue water, mountain, and valley views.; Short term rental permitted with year‑round access and paved roads.; Coveted 1‑acre southwest‑facing lot in a quiet cul‑de‑sac with a gentle downhill slope suitable for a walkout basement and raised covered deck.
    (801) 721-5123
    We can help!
    Listing Contact
    Cori Vanderbeek
    Cori Vanderbeek
    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

    Thank You for Inquiry
    964 S CROSSED ARROWS Cir, Garden City, UT 84028
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!