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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Day care centers
1208 Shepard Crk Pkwy Farmington, UT 84025-2831
Entity Owned
9-yr Hold
Free & Clear
Property ID
US86-0815057
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2008
Construction
WOOD
Total area
8,456 SF
Lot
1.17 ac (50,965 SF)
Zoning code
C(PUD)
APN
08-413-0002
UPID
US86-0815057
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
-
Shepard Creek KinderCare Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$577k
Blend (final)
Blend
$545k
Owner & transaction history
480 West Antelope LLC · 9 yrs held
480 West Antelope LLC
since 2017
6 recorded transactions
Zoning & alternative use
C(PUD) · Farmington, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$795,000
+35.4%
Apartment house (5+ units)
$725,000
+23.2%
Auto repair, garage
$715,000
+22.1%
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 Farmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farmington 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
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$585,000
Current use
RETAIL STORES
$795,000
Change: +35% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$725,000
Change: +23% · Conversion: Difficult
AUTO REPAIR, GARAGE
$715,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$64 / 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
$11,129
Tax year 2023
Assessed value
$594,133
Assessed 2023
Previous assessed
$594,133
+0.0% YoY
Effective rate
1.87%
On assessed value
Assessed land
$366,197
Assessed improvement
$227,936
Land market value
$665,813
Improvement market value
$414,430
Total market value
$1,080,243
Applied tax rate
23.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
8,456 SF
Lot
1.17 ac (50,965 SF)
Zoning code
C(PUD)
APN
08-413-0002
UPID
US86-0815057
Jurisdiction
DAVIS
Zoning & alternative use
C(PUD) · Farmington, UT
Zoning C(PUD) · permitted uses
C(PUD) · Farmington, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Farmington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$585,000
RETAIL STORES
Est. value
$795,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$725,000
AUTO REPAIR, GARAGE
Est. value
$715,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2008
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
1.17 ac
Current owner
From public records · entity-resolved
480 West Antelope LLC
Entity
Free & Clear · 9 yrs held
Mailing address
931 HAUSTEN ST STE #100, HONOLULU, HI 96826-3000
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2017
—
480 West Antelope LLC
Farmington Pointe Lc
Grant Deed
—
Jul 15, 2014
—
Farmington Pointe Lc
Midrail Props LLC
Grant Deed
—
Jul 11, 2014
—
Midrail Properties LLC
Farmington Pointe Lc
Grant Deed
—
Jul 30, 2008
—
Farmington Pointe Lc
—
Trustees Deed
related
$1,338,000 · Brighton Bank
Mar 22, 2007
—
Farmington Pointe Lc
Harris Ents LLC
Quit Claim Deed
related
—
Mar 15, 2007
—
Garbett Construction INC
Sixty-four Associates Lc
Warranty Deed
—
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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