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Property profile & analytics
OFF-MARKET
Retail space
261 University Ave Provo, UT 84601-2836
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US86-0361907
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1962
Total area
9,711 SF
Lot
0.29 ac (12,632 SF)
APN
04-084-0013
UPID
US86-0361907
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
-
Zachary Douglass, LLC Marketing & Advertising Printing Service
-
Heber Hatchets Arcade & Gaming Center Family Recreation Center
-
Backdoor BRGR Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Three Blind Mice Holdings LLC · 6 yrs held
Three Blind Mice Holdings LLC
since 2020
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Provo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Provo 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$12,825
Tax year 2023
Assessed value
$1,244,500
Assessed 2023
Previous assessed
$1,244,500
+0.0% YoY
Effective rate
1.03%
On assessed value
Land market value
$480,500
Improvement market value
$764,000
Total market value
$1,244,500
Applied tax rate
110.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1962
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Total area
9,711 SF
Lot
0.29 ac (12,632 SF)
APN
04-084-0013
UPID
US86-0361907
Jurisdiction
UTAH
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1962
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Three Blind Mice Holdings LLC
Entity
Mailing address
261 N UNIVERSITY AVE, PROVO, UT 84601-2836
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2022
—
Three Blind Mice Holdings LLC
—
Deed
related
$679,100 · Zb NA
Feb 28, 2020
—
Three Blind Mice Holdings LLC
Bk Realty Holdings LLC
Warranty Deed
$708,800 · Mountain America FCU
Feb 15, 2018
—
Bk Realty Holdings LLC
—
Deed
related
$249,900 · Utah Cmnty FCU
Jan 9, 1997
—
Clarks Tuxedos INC
Clark Trusts Properties
Quit Claim Deed
related
$263,913 · Far West Federal Bank
—
—
B K Realty Holdings LLC
—
Deed Of Trust
related
$156,446 · Western Community Bank
—
—
Bk Realty Holdings LLC
—
Deed Of Trust
related
$249,900 · Utah Cmnty FCU
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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