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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Assisted living facilities
1601 13200th S Draper, UT 84020-9078
Entity Owned
8-yr Hold
Property ID
US86-0650178
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1972
Total area
10,988 SF
Lot
1.28 ac (55,757 SF)
Zoning code
1122
APN
28-33-327-014
UPID
US86-0650178
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
-
Developed Memories Photography Photography Service (Bike/Boat/Book/etc) Store
-
Deer Hollow - Mountainside Crisis Center Medical Clinic
-
Annie's House - Alcohol & Drug Rehab Draper Rehabilitation Center Addiction Treatment Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$630k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$418k
Blend (final)
Blend
$525k
Owner & transaction history
Mj Real Estate Holdings LLC · 8 yrs held
Mj Real Estate Holdings LLC
since 2018
7 recorded transactions
Zoning & alternative use
1122 · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$810,000
+79.8%
Retail stores
$795,000
+76.0%
Auto repair, garage
$775,000
+71.9%
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$450,000
Current use
WAREHOUSE, STORAGE
$810,000
Change: +80% · Conversion: Difficult
RETAIL STORES
$795,000
Change: +76% · Conversion: Difficult
AUTO REPAIR, GARAGE
$775,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$48 / 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
$20,825
Tax year 2023
Assessed value
$2,171,990
Assessed 2023
Previous assessed
$2,171,990
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$1,254,500
Assessed improvement
$917,490
Land market value
$1,254,500
Improvement market value
$917,490
Total market value
$2,171,990
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1972
Heating
CENTRAL
Cooling
YES
Stories
1
Units
1
Rooms
22
Bathrooms
5
Total area
10,988 SF
Lot
1.28 ac (55,757 SF)
Zoning code
1122
APN
28-33-327-014
UPID
US86-0650178
Jurisdiction
SALT LAKE
Zoning & alternative use
1122 · Draper, UTZoning 1122 · permitted uses
1122 · Draper, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$450,000
WAREHOUSE, STORAGE
Est. value
$810,000
RETAIL STORES
Est. value
$795,000
AUTO REPAIR, GARAGE
Est. value
$775,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) 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
1972
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Rooms
22
Bathrooms
5
Lot
1.28 ac
Current owner
From public records · entity-resolved
Mj Real Estate Holdings LLC
Entity
Mailing address
984 S 930TH W, PAYSON, UT 84651-3126
Mailing matches property
Yes
Owner-occupied
Yes
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2018
—
Mj Real Estate Holdings LLC
Ac Operations LLC
Warranty Deed
$7,725,010 · Rock Canyon Bank
Dec 9, 2016
—
Mj Real Estate Holdings LLC
Mj Draper Properties LLC
Quit Claim Deed
—
Mar 30, 2015
—
Mj Draper Properties LLC
Mj Operations INC
Quit Claim Deed
—
Oct 6, 2014
—
Mj Operations INC
Canata,david JR & Sheri D
Grant Deed
$590,000 · David & Sheri D Canata
Sep 23, 2002
—
David Canata
Canata,david & Sheri D
Quit Claim Deed
related
$29,250 · Merrill Lynch Credit Corp
Jun 4, 1998
—
David Canata
Hipp,barbara C
Grant Deed
$250,400 · Financial Center Utah
—
—
David Canata
—
Deed Of Trust
related
$50,000 · First Security Bank
—
—
Mj Real Estate Holdings LLC
—
Deed Of Trust
related
$2,700,000 · Altabank
—
—
David Canata
—
Deed Of Trust
related
$95,500 · Countrywide Home Loans INC
—
—
David Canata
—
Deed Of Trust
related
$50,000 · First Security Bank
—
—
David Canata
—
Deed Of Trust
related
$335,000 · USA Mortgage Corp
—
—
David Canata JR.
—
Deed Of Trust
related
$610,000 · Ing Direct
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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