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    89 800 Ephraim, UT 84627
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    89 800 Ephraim, UT 84627

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    • Land

    Property Details for 89 800

    Property type
    Land

    Description

    This exceptional commercial land parcel presents a unique investment opportunity in Ephraim, Utah's thriving Sanpete County. Located on Highway 89, this property is part of a 240-acre master-planned community, Ephraim Crossing, strategically positioned in the heart of the county's largest city. The site offers various development possibilities, including retail and office spaces, with drive-thru options available. Pricing ranges from $11.00 to $15.00 per square foot for general commercial use, and $4.00 to $6.00 per square foot for grocery-only spaces. The area benefits from significant growth, including over 700 new households being created within Ephraim Crossing through single-family homes, townhomes, and apartments. Snow College, with approximately 6,000 students and an expanding four-year degree program, is a major contributing factor to the area's economic vitality. Further enhancing the area's appeal is the construction of the Ephraim LDS Temple (projected completion 2025) and the recent acquisition of 35 acres by IHC for a new trauma center hospital with life flight capabilities. A new connecting intersection to Ephraim Canyon provides convenient access to the Arapeen ATV Trail and other outdoor recreational activities. This property offers unparalleled potential for developers seeking to capitalize on Ephraim's robust growth and strong community infrastructure.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Ephraim
    County
    Sanpete
    State
    Utah
    Longitude
    -111.588
    Latitude
    39.3503

    Comparable in this City

    • Value Estimation by Request

      800 Hwy

      Land
      800 Hwy, Ephraim, UT 84627
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    • Value Estimation by Request
      28.95 Acres

      1100 Us-89

      Multifamily properties • 1,219,680 SF
      1100 Us-89, Ephraim, UT 84627
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    • Value Estimation by Request

      Us-89

      Restaurants
      0 Us-89, Ephraim, UT 84627
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    • Value Estimation by Request
      1,771 SF

      206 100

      Mixed-use properties • 1,771 SF
      206 100, Ephraim, UT 84627
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    • Value Estimation by Request
      2,372 SF

      325 300

      Mixed-use properties • 2,372 SF
      325 300, Ephraim, UT 84627
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    • Value Estimation by Request
      33,275 SF

      370 Main St

      Lifestyle centers • 33,275 SF
      370 Main St, Ephraim, UT 84627
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      Ephraim Multi-Use Development Space

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    Ephraim, UT 84627
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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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