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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Flex space
12252 Draper Gate Dr Draper, UT 84020-8078
Entity Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-0184895
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2006
Construction
WOOD FRAME
Total area
12,016 SF
Lot
1.14 ac (49,658 SF)
Zoning code
C-C
APN
28-28-302-019
UPID
US86-0184895
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
-
Cactus & Tropicals Garden Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$660k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$441k
Blend (final)
Blend
$550k
Owner & transaction history
Pynes Family Holdings LLC · 18 yrs held
Pynes Family Holdings LLC
since 2008
3 recorded transactions
Zoning & alternative use
C-C · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$885,000
+58.8%
Retail stores
$865,000
+55.4%
Auto repair, garage
$845,000
+51.8%
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 Draper submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Draper 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
$660,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$560,000
Current use
WAREHOUSE, STORAGE
$885,000
Change: +59% · Conversion: Easy
RETAIL STORES
$865,000
Change: +55% · Conversion: Moderate
AUTO REPAIR, GARAGE
$845,000
Change: +52% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$46 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$20,358
Tax year 2024
Assessed value
$2,138,900
Assessed 2024
Previous assessed
$2,138,900
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$1,202,900
Assessed improvement
$936,000
Land market value
$1,202,900
Improvement market value
$936,000
Total market value
$2,138,900
Applied tax rate
55.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2006
Construction
WOOD FRAME
Heating
SPACE
Cooling
EVAPORATIVE
Buildings
2
Stories
1
Total area
12,016 SF
Lot
1.14 ac (49,658 SF)
Zoning code
C-C
APN
28-28-302-019
UPID
US86-0184895
Jurisdiction
SALT LAKE
Zoning & alternative use
C-C · Draper, UT
Zoning C-C · permitted uses
C-C · Draper, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Draper. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$560,000
WAREHOUSE, STORAGE
Est. value
$885,000
RETAIL STORES
Est. value
$865,000
AUTO REPAIR, GARAGE
Est. value
$845,000
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
RETAIL STORES
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
2006
Construction
WOOD FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.14 ac
Current owner
From public records · entity-resolved
Pynes Family Holdings LLC
Entity
Free & Clear · 18 yrs held
Mailing address
1358 E YALE AVE, SALT LAKE CITY, UT 84105-1613
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2017
—
Pynes Family Holdings LLC
—
Deed
related
$823,211 · Wells Fargo Bank NA
May 14, 2008
—
Pynes Family Holdings LLC
Cactus & Tropicals LLC
Quit Claim Deed
related
—
—
—
Cactus & Tropicals LLC
—
Deed Of Trust
related
$1,955,000 · Wells Fargo Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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