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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Car washes
1254 Pioneer Rd Draper, UT 84020-9658
Entity Owned
7-yr Hold
Free & Clear
Property ID
US86-0038891
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,828 SF
Lot
1.78 ac (77,537 SF)
Zoning code
TC
APN
28-29-477-003
UPID
US86-0038891
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
-
Miracle of Health (Bike/Boat/Book/etc) Store Pharmacy
-
Pioneer Car Wash and Detail Car Wash
-
Pioneer Auto Spa Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$471k
Blend (final)
Blend
$515k
Owner & transaction history
Coldwater-pioneer Car Wash LLC · 7 yrs held
Coldwater-pioneer Car Wash LLC
since 2019
7 recorded transactions
Zoning & alternative use
TC · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$510,000
+49.3%
Medical building
$460,000
+35.5%
Warehouse, storage
$355,000
+4.6%
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
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$340,000
Current use
COMMERCIAL (GENERAL)
$510,000
Change: +49% · Conversion: Moderate
MEDICAL BUILDING
$460,000
Change: +36% · Conversion: Difficult
WAREHOUSE, STORAGE
$355,000
Change: +5% · Conversion: Easy
RETAIL STORES
$350,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$107 / 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
$27,992
Tax year 2023
Assessed value
$2,919,500
Assessed 2023
Previous assessed
$2,919,500
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$1,599,200
Assessed improvement
$1,320,300
Land market value
$1,599,200
Improvement market value
$1,320,300
Total market value
$2,919,500
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
3
Stories
1
Total area
4,828 SF
Lot
1.78 ac (77,537 SF)
Zoning code
TC
APN
28-29-477-003
UPID
US86-0038891
Jurisdiction
SALT LAKE
Zoning & alternative use
TC · Draper, UT
Zoning TC · permitted uses
TC · 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
AUTO REPAIR, GARAGE Current
Est. value
$340,000
COMMERCIAL (GENERAL)
Est. value
$510,000
MEDICAL BUILDING
Est. value
$460,000
WAREHOUSE, STORAGE
Est. value
$355,000
RETAIL STORES
Est. value
$350,000
AUTO REPAIR, GARAGE Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
WAREHOUSE, STORAGE
RETAIL STORES
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
3
Lot
1.78 ac
Current owner
From public records · entity-resolved
Coldwater-pioneer Car Wash LLC
Entity
Free & Clear · 7 yrs held
Mailing address
3135 S RICHMOND ST, SALT LAKE CITY, UT 84106-3053
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2019
—
Coidwater Pioneer Car Wash LLC
—
Deed
related
$1,300,000 · Zb NA
Jun 10, 2019
—
Coldwater-pioneer Car Wash LLC
Pcw Real Estate Holdings LLC
Warranty Deed
—
May 14, 2019
—
Pcw Real Estate Holdings LLC
—
Deed
related
—
Feb 26, 2019
—
Pcw Real Estate Holding LLC
—
Deed
related
$516,000 · Country Manor Investments Ltd
Apr 20, 2016
—
Pcw Real Estate Holdings LLC
Saxton Management Group LLC
Warranty Deed
—
Jun 22, 2009
—
Saxton Management Group LLC
Pioneer Car Wash LLC
Warranty Deed
$1,552,100 · Bank Of Nevada
Mar 3, 2005
—
Pioneer Car Wash LLC
Don Mccormick Family LLC
Warranty Deed
$2,200,000 · Steven D Molasky
—
—
Pcw Real Estate Holdings LLC
—
Deed Of Trust
related
—
—
—
Pcw Real Estate Holding LLC
—
Deed Of Trust
related
$516,000 · Country Manor Investments Ltd
—
—
Pioneer Car Wash LLC
—
Deed Of Trust
related
$2,668,942 · Bank Of Nevada
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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