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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Drive through restaurants
1155 Hl Fld Rd Layton, UT 84041-4845
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-1221197
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1989
Total area
5,170 SF
Lot
0.98 ac (42,558 SF)
APN
10-317-0007
UPID
US86-1221197
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
McDonald's Restaurant Take-out & Catering
-
Greyhound: Bus Stop Logistics Company Trucking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$460k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$708k
Blend (final)
Blend
$585k
Owner & transaction history
T Layton Hills Pads Ut LLC · 1 yrs held
T Layton Hills Pads Ut LLC
since 2024
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$845,000
+56.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Layton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Layton submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$540,000
Current use
OFFICE BUILDING
$845,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$460,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$113 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$18,535
Tax year 2023
Assessed value
$1,080,109
Assessed 2024
Previous assessed
$1,080,109
+0.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$351,104
Assessed improvement
$729,005
Land market value
$638,372
Improvement market value
$1,325,465
Total market value
$1,963,837
Applied tax rate
39.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1989
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
5,170 SF
Lot
0.98 ac (42,558 SF)
APN
10-317-0007
UPID
US86-1221197
Jurisdiction
DAVIS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$540,000
OFFICE BUILDING
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$460,000
RESTAURANT Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1989
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
T Layton Hills Pads Ut LLC
Entity
Mailing address
16600 DALLAS PKWY STE #300, DALLAS, TX 75248-2610
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2024
—
T Layton Hills Pads Ut LLC
Cbl Layton Hills Op Propco LLC
Intrafamily Transfer
related
$21,300,000 · Goldman Sachs Bank USA
Jun 16, 2022
—
Cbl Layton Hills Op Propco LLC
Lhm Utah LLC
Special Warranty Deed
$360,000,000 · Clmg Corp
Feb 1, 2019
—
Lhm-utah LLC
Layton Hills Mall Cmbs LLC
Quit Claim Deed
—
Mar 14, 2007
—
Layton Hills Mall Cmbs LLC
Lhm-utah LLC
Trustees Deed
$107,500,000 · Us Bk
Nov 9, 2005
—
Lhm-utah LLC
Layton Hills Partners
Grant Deed
$102,850,000 · Us Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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