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Property profile & analytics
FOR LEASE
Office buildings
1645 Highway 193 E, Layton, UT 84040
Entity Owned
2-yr Hold
Free & Clear
Property ID
US86-0138633
For Lease
1 / 4
$25 SF/Yr
1645 Highway 193 E, Layton, UT 84040
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
STEEL FRAME
Total area
36,160 SF
Lot
9 ac (392,040 SF)
Zoning code
B-RP
APN
09-051-0032
UPID
US86-0138633
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
by Request
CAP Approach
CAP
$7.22M
Comparable Approach
Comparable
$5.24M
Blend (final)
Blend
$6.23M
Owner & transaction history
Costa Investment Company LLC · 2 yrs held
Costa Investment Company LLC
since 2024
7 recorded transactions
Zoning & alternative use
B-RP · Layton, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.3M
+27.1%
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 Layton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Layton 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%
$7,815,000
6.5%
$7,215,000
7%
$6,700,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,760,000
Current use
COMMERCIAL (GENERAL)
$7,320,000
Change: +27% · Conversion: Easy
Blend value · Realmo final
$6.23M
Range $5.61M – $6.85M · ±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
$172 / 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
$57,293
Tax year 2023
Assessed value
$3,090,096
Assessed 2023
Previous assessed
$3,090,096
+0.0% YoY
Effective rate
1.85%
On assessed value
Assessed land
$1,617,165
Assessed improvement
$1,472,931
Land market value
$2,940,300
Improvement market value
$2,678,058
Total market value
$5,618,358
Applied tax rate
639.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2000
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
2
Units
1
Total area
36,160 SF
Lot
9 ac (392,040 SF)
Zoning code
B-RP
APN
09-051-0032
UPID
US86-0138633
Jurisdiction
DAVIS
Zoning & alternative use
B-RP · Layton, UT
Zoning B-RP · permitted uses
B-RP · Layton, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Layton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$7.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
2000
Construction
STEEL FRAME
Heating
PACKAGE
Cooling
Yes
Stories
2
Units
1
Lot
9 ac
Current owner
From public records · entity-resolved
Costa Investment Company LLC
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 1606, PROVO, UT 84603-1606
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2024
—
Costa Investment Company LLC
Utlay Office I LLC
Warranty Deed
—
Apr 22, 2024
—
Utlay Office 1 LLC
Costa Investment Company LLC
Warranty Deed
$13,000,000 · Bank Of Utah
Nov 15, 2023
—
Costa Investment Company LLC
Fae Holdings 477266r LLC
Warranty Deed
—
Dec 13, 2021
—
Layton City Redevelopment Agency
Jl Ventures LLC
Deed
—
Jun 15, 2017
—
Fae Holdings 477266r LLC
Lk II Nf Re Holding LLC
Warranty Deed
—
Nov 30, 2016
—
Lk II Nf Re Holding LLC
Keystone National Group LLC
Grant Deed
related
—
Oct 28, 2016
—
Keystone National Group LLC
Backman Title Svcs Ltd|grand View Corp Centre LLC
Trustees Deed
—
Sep 11, 2012
—
Hoyt Stephenson
Grandview Corp Center LLC
Quit Claim Deed
related
—
Nov 19, 1999
—
Grand View Corporate Centre
National Financial Systems INC
Quit Claim Deed
related
$3,502,800 · Zions First National Bank
—
—
National Financial Systems INC
—
Deed Of Trust
related
$750,000 · Davis County Council Of Goverm
—
—
Grand View Corporate Centre
—
Deed Of Trust
related
$2,424,309 · Zions First National Bank
—
—
Grand View Corporate Centre Ll
—
Deed Of Trust
related
$1,000,000 · Zions First National Bank
—
—
Grandview Corp Center LLC
—
Deed Of Trust
related
$202,000 · Private Individual
—
—
Grandview Corp Center LLC
—
Deed Of Trust
related
$179,000 · * Other Institutional Lenders
—
—
Gran View Corporate Centre LLC
—
Deed Of Trust
related
$1,000,000 · Northern Utah Capital INC
—
—
Grand View Corporate Centre
—
Deed Of Trust
related
$1,000,000 · Northern Utah Capital INC
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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