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Property profile & analytics
OFF-MARKET
Estimated value
$480,000
Drive through restaurants
13292 Rosecrest Rd Herriman, UT 84096-7755
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US86-1411128
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2017
Total area
6,188 SF
Lot
0.73 ac (31,799 SF)
Zoning code
C-2
APN
26-35-429-035
UPID
US86-1411128
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$400k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$480k
Owner & transaction history
L&o Investments LLC · 2 yrs held
L&o Investments LLC
since 2024
7 recorded transactions
Zoning & alternative use
C-2 · Herriman, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the C-2 zone is to provide areas in the city for community commercial development
Zone name
Commercial
General category
COMMERCIAL
Zone area
539.08 ac
Source
Realmo
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 Herriman submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Herriman 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
$400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$480k
Range $432k – $528k · ±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
$78 / 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
$34,803
Tax year 2023
Assessed value
$2,970,800
Assessed 2023
Previous assessed
$2,970,800
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$603,100
Assessed improvement
$2,367,700
Land market value
$603,100
Improvement market value
$2,367,700
Total market value
$2,970,800
Applied tax rate
70.0000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2017
Heating
NONE
Cooling
YES
Stories
1
Units
2
Total area
6,188 SF
Lot
0.73 ac (31,799 SF)
Zoning code
C-2
APN
26-35-429-035
UPID
US86-1411128
Jurisdiction
SALT LAKE
Zoning & alternative use
C-2 · Herriman, UTZoning C-2 · permitted uses
C-2 · Herriman, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the C-2 zone is to provide areas in the city for community commercial development
Zone name
Commercial
General category
COMMERCIAL
Zone area
539.08 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2017
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Lot
0.73 ac
Current owner
From public records · entity-resolved
L&o Investments LLC
Entity
Mailing address
3738 N HIGLEY RD, FARR WEST, UT 84404-9606
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2024
—
L&o Investments LLC
L&o Investments LLC
Intrafamily Transfer
related
—
Mar 15, 2024
—
L & O Investments LLC
South Mesa Ranch Land & Cattle Co L
Warranty Deed
—
Feb 23, 2022
—
South Mesa Ranch Land & Cattle Co L
Romo Development LLC
Special Warranty Deed
—
Nov 25, 2020
—
Romo Dev LLC
—
Deed
related
$1,771,472 · Central Bk
Jun 6, 2019
—
Mohsin Ali
—
Trustees Deed
related
$77,684 · Rascco LLC
Mar 25, 2019
—
Romo Dev LLC
—
Trustees Deed
related
$30,000 · Curt Hansen
Jun 26, 2017
—
Romo Development LLC
—
Deed
related
$1,672,512 · Central Bank
Aug 31, 2016
—
Romo Dev LLC
R & M Jahries Real Estate LLC
Warranty Deed
$1,753,800 · Other Institutional Lenders
Oct 14, 2014
—
R & M Jahries Real Estate LLC
Milestone West Ut-retail LLC
Quit Claim Deed
related
—
Jan 26, 2009
—
Red Castle Ents LLC
Matsumori Douglas
Trustees Deed
related
—
—
—
Romo Dev LLC
—
Loan Modification
related
$1,771,472 · Central Bk
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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