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Property profile & analytics
OFF-MARKET
Estimated value
$3,735,000
Warehouses
238 Life Science Way Draper, UT 84020-2049
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-0014027
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2019
Total area
50,605 SF
Lot
3.01 ac (131,116 SF)
Zoning code
CSD
APN
27-25-252-002
UPID
US86-0014027
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
by Request
Comparable Approach
Comparable
$3.47M
Blend (final)
Blend
$3.74M
Owner & transaction history
Price Lone Peak 12 LLC · 6 yrs held
Price Lone Peak 12 LLC
since 2020
3 recorded transactions
Zoning & alternative use
CSD · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.6M
+49.4%
Commercial (general)
$5.3M
+42.7%
Medical building
$4.8M
+29.6%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,730,000
Current use
RESTAURANT
$5,575,000
Change: +49% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,320,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$4,830,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$3,650,000
Change: -2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,565,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$3.74M
Range $3.36M – $4.11M · ±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
$74 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$106,474
Tax year 2024
Assessed value
$11,186,600
Assessed 2024
Previous assessed
$11,186,600
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$1,717,000
Assessed improvement
$9,469,600
Land market value
$1,717,000
Improvement market value
$9,469,600
Total market value
$11,186,600
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2019
Heating
SPACE
Stories
1
Units
1
Total area
50,605 SF
Lot
3.01 ac (131,116 SF)
Zoning code
CSD
APN
27-25-252-002
UPID
US86-0014027
Jurisdiction
SALT LAKE
Zoning & alternative use
CSD · Draper, UT
Zoning CSD · permitted uses
CSD · Draper, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Draper. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.7M
RESTAURANT
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$5.3M
MEDICAL BUILDING
Est. value
$4.8M
RETAIL STORES
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.6M
WAREHOUSE, STORAGE Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2019
Heating
SPACE
Stories
1
Units
1
Lot
3.01 ac
Current owner
From public records · entity-resolved
Price Lone Peak 12 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
230 ES TEMPLE, SALT LAKE CITY, UT 84111-1205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2020
—
Price Lone Peak 12 LLC
—
Deed
related
$22,000,000 · Miscellaneous Ins Co
Jul 7, 2020
—
Price Lone Peak 12 LLC
Lone Peak Biotech Busn Pk LLC
Quit Claim Deed
—
—
—
Price Lone Peak 12 LLC
—
Deed Of Trust
related
$22,000,000 · Miscellaneous Ins Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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