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    Beryl, UT - 5 Acre Land Title is generated by Realmo AI

    Palomar Dr lot 608, Beryl, UT 84714

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    LAND - Beryl, UT

    Property size:
    217,807 SF
    Lot size:
    5.00 Acres
    Price / SF:
    $0.10/SF
    Added:
    Sep 17, 2025
    Days on Market:
    249
    Last Refresh:
    May 22 at 11:06 pm

    Property Features for Palomar Dr lot 608

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    County
    Standard status
    Active
    APN
    E-1610-0012-0000
    Size
    217,807 SF
    Lot size
    5.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    47

    We can help!

    Listing Contact
    Jill Paulsen

    Listing agent Jill Paulsen

    Listing office Real Broker, LLC 6975 Union Park Avenue Suite 600, UT

    Listing date Sep 17, 2025

    MLS# 25-265459 Listing URL

    Copyright © 2026 Washington County 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

    • Low annual property taxes: only $46.88 for 5 acres.
    • Road access and close to Three Peaks Recreation Area and Brian Head Ski Resort.
    • Potential for residential use, livestock, or investment; no build time limit.
    • Power available nearby (one street over), solar option, and fiber internet.
    • Enjoy mild weather, peace and quiet, and unobstructed views for stargazing.
    • Convenient access to Enterprise grocery store, and Cedar City and St. George are within 50 minutes.

    Overview

    Located in the Escalante Valley Ranchos Subdivision, this 5-acre property in Beryl, UT, offers road access and proximity to neighboring cities and towns. The land is situated near recreational areas, including a shooting range and the Brian Head Ski Resort. The Three Peaks Recreation Area, characterized by volcanic rocks and hills, provides opportunities for rock climbing, picnics, fishing, off-road vehicle use, and bike riding. The property has very low annual property taxes of $46.88. The terrain is level. Power lines are nearby for connection to Dixie Power, and fiber internet is also accessible. Water can be sourced from a well or by hauling. Middle and High School students have the option to attend schools in either Iron or Washington County School District. Outdoor recreation is abundant in the surrounding areas, offering opportunities for ATV riding, horseback riding, and stargazing. A grocery store is located in Enterprise, with Cedar City and St. George within a 50-minute drive. The zoning is County. There is no time limit to build. The property offers potential for residential use, investment, or a quiet getaway. The property is accessible via a dirt/gravel road.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Beryl
    County
    Iron
    State
    Utah
    Longitude
    -113.572
    Latitude
    38.0286

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    FAQs

    What type of property is this?
    Land - 5 acre property with recreational opportunities and potential for various uses.
    Where is this land located?
    The property is located at Palomar Dr lot 608 Beryl, UT.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Low annual property taxes: only $46.88 for 5 acres.; Road access and close to Three Peaks Recreation Area and Brian Head Ski Resort.; Potential for residential use, livestock, or investment; no build time limit.
    (435) 414-4048
    We can help!
    Listing Contact
    Jill Paulsen
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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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