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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Strip malls
126 12300th S, Draper, UT 84020-9733
Entity Owned
8-yr Hold
Free & Clear
Property ID
US86-0009079
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2008
Construction
WOOD FRAME
Total area
9,415 SF
Lot
0.82 ac (35,719 SF)
Zoning code
CBP
APN
27-25-426-021
UPID
US86-0009079
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
-
SoftWave Therapy Physician
-
Mr. Dry Cleaners (Bike/Boat/Book/etc) Store
-
Draper Indoor Golf Club Golf Course
-
Cordell Logan Alternative Medicine Practice
-
Kings Tax & Accounting Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$630k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$473k
Blend (final)
Blend
$555k
Owner & transaction history
Four Star LLC · 8 yrs held
Four Star LLC
since 2018
3 recorded transactions
Zoning & alternative use
CBP · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$900,000
+70.3%
Warehouse, storage
$695,000
+31.4%
Retail stores
$680,000
+28.6%
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
$630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$530,000
Current use
MEDICAL BUILDING
$900,000
Change: +70% · Conversion: Difficult
WAREHOUSE, STORAGE
$695,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$680,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$665,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$59 / 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
$19,418
Tax year 2023
Assessed value
$2,336,000
Assessed 2024
Previous assessed
$2,025,200
+15.3% YoY
Effective rate
0.83%
On assessed value
Assessed land
$944,100
Assessed improvement
$1,391,900
Land market value
$944,100
Improvement market value
$1,391,900
Total market value
$2,336,000
Applied tax rate
52.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2008
Construction
WOOD FRAME
Heating
NONE
Cooling
YES
Stories
1
Units
5
Total area
9,415 SF
Lot
0.82 ac (35,719 SF)
Zoning code
CBP
APN
27-25-426-021
UPID
US86-0009079
Jurisdiction
SALT LAKE
Zoning & alternative use
CBP · Draper, UT
Zoning CBP · permitted uses
CBP · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$530,000
MEDICAL BUILDING
Est. value
$900,000
WAREHOUSE, STORAGE
Est. value
$695,000
RETAIL STORES
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$665,000
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
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
2008
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Lot
0.82 ac
Current owner
From public records · entity-resolved
Four Star LLC
Entity
Free & Clear · 8 yrs held
Mailing address
13576 S IVY MNR LN, DRAPER, UT 84020-8733
Ownership since
2018
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
May 16, 2018
—
Four Star LLC
Us Dev INC
Warranty Deed
—
Apr 30, 2007
—
Us Dev INC
Neeley,stephen E
Warranty Deed
$1,800,000 · Brighton Bank
Oct 23, 2006
—
Stephen E Neeley
First National Bank Of Layton
Warranty Deed
$557,014 · Brighton 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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