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Property profile & analytics
OFF-MARKET
Estimated value
$4,735,000
Warehouses
12519 Minuteman Dr Draper, UT 84020-9541
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0394500
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
38,500 SF
Lot
11.53 ac (502,247 SF)
Zoning code
CG
APN
28-30-352-011
UPID
US86-0394500
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
-
Beehive Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.89M
Comparable Approach
Comparable
$4.58M
Blend (final)
Blend
$4.74M
Owner & transaction history
Beehive Storage Holding Co LLC · 19 yrs held
Beehive Storage Holding Co LLC
since 2007
2 recorded transactions
Zoning & alternative use
CG · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+49.4%
Commercial (general)
$4.1M
+42.7%
Medical building
$3.7M
+29.6%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$5,295,000
6.5%
$4,890,000
7%
$4,540,000
Alternative Use
Use
Estimation
RESTAURANT
$4,240,000
Change: +49% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,050,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$3,675,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$4.74M
Range $4.26M – $5.21M · ±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
$123 / 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
$158,359
Tax year 2024
Assessed value
$16,683,880
Assessed 2024
Previous assessed
$16,683,880
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$11,695,790
Assessed improvement
$4,988,090
Land market value
$11,695,790
Improvement market value
$4,988,090
Total market value
$16,683,880
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Buildings
20
Stories
1
Units
635
Total area
38,500 SF
Lot
11.53 ac (502,247 SF)
Zoning code
CG
APN
28-30-352-011
UPID
US86-0394500
Jurisdiction
SALT LAKE
Zoning & alternative use
CG · Draper, UT
Zoning CG · permitted uses
CG · 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
RESTAURANT
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.7M
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
20
Units
635
Lot
11.53 ac
Current owner
From public records · entity-resolved
Beehive Storage Holding Co LLC
Entity
Mailing address
3282 SUNSET HOLW DR, BOUNTIFUL, UT 84010-3213
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2007
—
Beehive Storage Holding Co LLC
Beehive Storage Lc
Quit Claim Deed
$7,500,000 · Artesia Mortgage Capital Corp
Feb 13, 1997
—
Beehive Storage Lc
White,carolyn J
Grant Deed
$2,500,000 · Amresco Capital Corporation
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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