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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Drug stores
2330 Ft Un Blvd Salt Lake City, UT 84121-3339
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0372315
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,205 SF
Lot
1.09 ac (47,480 SF)
Zoning code
CR
APN
22-27-201-035
UPID
US86-0372315
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
$860k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.15M
Owner & transaction history
Cottonwood Hp LLC · 18 yrs held
Cottonwood Hp LLC
since 2008
7 recorded transactions
Zoning & alternative use
CR · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+57.3%
Restaurant
$1.4M
+42.2%
Auto repair, garage
$1.1M
+4.4%
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 Salt Lake City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salt Lake City 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
$860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,005,000
Current use
COMMERCIAL (GENERAL)
$1,585,000
Change: +57% · Conversion: Easy
RESTAURANT
$1,430,000
Change: +42% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,050,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±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
$87 / 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
$69,227
Tax year 2023
Assessed value
$6,602,500
Assessed 2023
Previous assessed
$6,602,500
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,514,000
Assessed improvement
$5,088,500
Land market value
$1,514,000
Improvement market value
$5,088,500
Total market value
$6,602,500
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
13,205 SF
Lot
1.09 ac (47,480 SF)
Zoning code
CR
APN
22-27-201-035
UPID
US86-0372315
Jurisdiction
SALT LAKE
Zoning & alternative use
CR · Salt Lake City, UTZoning CR · permitted uses
CR · Salt Lake City, 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
RETAIL STORES Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.6M
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.09 ac
Current owner
From public records · entity-resolved
Cottonwood Hp LLC
Entity
Mailing address
445 S DOUGLAS ST, EL SEGUNDO, CA 90245-4630
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2008
—
Cottonwood Hp LLC
Hillside Plaza Partners LLC
Quit Claim Deed
related
—
Feb 8, 2005
—
Hillside Plaza Partners LLC
Hillside Plaza Ltd
Quit Claim Deed
related
—
—
—
Cottonwood Hp LLC
—
Deed Of Trust
related
$2,100,000 · America First Cu
—
—
Cottonwood Hp LLC
—
Deed Of Trust
related
$2,450,000 · American National Insurance Co
—
—
Hillside-west LLC
—
Deed Of Trust
related
$2,395,000 · Zions First National Bank
—
—
Hillside-west LLC
—
Deed Of Trust
related
$2,683,000 · J P Morgan Chase Bank
—
—
Hillside Plaza Ltd
—
Deed Of Trust
related
$4,000,000 · Protective Life Insurance Co
—
—
Hillside-west LLC
—
Deed Of Trust
related
$2,683,000 · J P Morgan Chase 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.
Try Rey
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