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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    2085 Midway Ln Heber City, UT 84032

    • Commercial real estate
    • 34.26 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US86-0034926
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Dickman Legacy Ranch / Lodging

    Property Details for 2085 Midway Ln

    Lot size
    34.26 lot acres
    Property type
    Commercial real estate

    Description

    Presenting The Legacy Ranch, a remarkable 34.26-acre estate in Heber City, Utah, boasting unparalleled privacy and stunning natural beauty. This exceptional property features over half a mile of Provo River frontage and seven serene ponds, creating a true fisherman's paradise. The landscape is adorned with hundreds of mature trees, enhancing the secluded ambiance. The ranch includes four recorded lots, allowing for diverse development possibilities, such as a family compound or corporate retreat. Existing structures include a charming three-bedroom cottage, a detached garage/man cave, a party barn with two bedrooms and a full kitchen, a five-bay garage, and a guest house. Recreational amenities abound, featuring a three-hole pitch-and-putt golf course, pastures suitable for horses and exotic animals, a sand volleyball court, teepees, gazebo, splash pad, firepits, bocce ball, shuffleboard, horseshoes, and a greenhouse. A petting zoo adds to the unique charm. Conveniently located near Heber Airport, a new ski resort, and various recreational opportunities, this property offers unparalleled access to outdoor activities while maintaining exceptional seclusion. Each lot is equipped with sewer hookups, simplifying development, and the property includes established water rights and well permits. Asking price: $21,000,000. Zoned for residential use.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Heber City
    County
    Wasatch
    State
    Utah
    Longitude
    -111.447018
    Latitude
    40.504315

    Comparable in this City

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      7.41 acres in Heber City with water rights.
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      Townhome with Separate Studio Apartment

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    Similar Nearby for Sale

    • $1,480,000
      7.41 Acres

      Heber City Land with Water

      7.41 acre agricultural and single-family zoned land.
      4714 E Lake Creek Rd, Heber City, UT 84032
      View Details
    • $1,480,000
      7.41 Acres

      Heber City Land with Water

      7.41 acres in Heber City with water rights.
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      View Details
    • $2,350,000
      160.00 Acres

      160-Acre Equestrian Parcel in Heber

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      7367 E Frst Crk Rd, Heber City, UT 84032
      View Details
    • $1,078,000
      2,491 SF

      Townhome with Separate Studio Apartment

      Charming townhome with separate studio for rental income or guests.
      1822 S 930 E, Heber City, UT 84032
      View Details
    • $274,900
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      Heber City Land For Sale

      Land available in Heber City, Utah.
      2403 S Orch Cir E, Heber City, UT 84032
      View Details
    • $1,449,900
      5,278 SF

      Heber City Duplex Investment Opportunity

      Two new construction duplexes with modern finishes and mountain views.
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      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Heber City Commercial Land Parcel

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      Heber City Retail Pad - 8,900 SF

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      Charleston Office Sublease Opportunity

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      54,641 SF

      Heber City Retail Opportunity

      Large retail space available for lease in Heber City.
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    2085 Midway Ln
    Heber City, UT 84032
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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