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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
2660 Hwy 89 Pleasant View, UT 84404
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-1484099
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1998
Construction
WOOD FRAME
Total area
3,108 SF
Lot
1.53 ac (66,647 SF)
APN
17-066-0082
UPID
US86-1484099
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Richard L Miller Props LLC · 10 yrs held
Richard L Miller Props LLC
since 2016
5 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 Pleasant View submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant View 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 2024Property tax & assessments
Tax year 2024
Tax billed
$18,570
Tax year 2024
Assessed value
$1,734,999
Assessed 2024
Previous assessed
$1,668,000
+4.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$1,416,249
Assessed improvement
$318,750
Land market value
$1,416,249
Improvement market value
$318,750
Total market value
$1,734,999
Applied tax rate
65.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1998
Construction
WOOD FRAME
Heating
YES
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Units
1
Total area
3,108 SF
Lot
1.53 ac (66,647 SF)
APN
17-066-0082
UPID
US86-1484099
Jurisdiction
WEBER
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
1998
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
1.53 ac
Current owner
From public records · entity-resolved
Richard L Miller Props LLC
Entity
Free & Clear · 10 yrs held
Mailing address
2455 W MAIN ST, TREMONTON, UT 84337-9335
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2016
—
Richard L Miller Props LLC
Ph Properties Lc
Warranty Deed
—
Apr 29, 2005
—
Utah Dept Of Transportation
Ph Properties LLC
Warranty Deed
—
Apr 8, 1998
—
P H Properties Lc
—
Grant Deed
related
$1,200,000 · First National Bank
—
—
Brian Lholbrook
—
Deed Of Trust
related
$145,329 · Aspen Mountain Homes INC
—
—
Properties Lc Ph
—
Deed Of Trust
related
$677,000 · 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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