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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Specialty properties
3251 2300th E Salt Lake City, UT 84109-2732
Individually Owned
4-yr Hold
Free & Clear
Property ID
US86-0420583
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1950
Construction
WOOD FRAME
Total area
12,502 SF
Lot
0.52 ac (22,651 SF)
Zoning code
C2
APN
16-27-451-001
UPID
US86-0420583
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
-
Holbrook Mortuary Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$479k
Blend (final)
Blend
$520k
Owner & transaction history
John R Holbrook · 4 yrs held
John R Holbrook
since 2022
4 recorded transactions
Zoning & alternative use
C2 · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$700,000
+19.0%
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
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL)
$585,000
Current use
WAREHOUSE, STORAGE
$700,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$42 / 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
$18,002
Tax year 2023
Assessed value
$1,654,280
Assessed 2023
Previous assessed
$1,654,280
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$657,890
Assessed improvement
$996,390
Land market value
$657,890
Improvement market value
$996,390
Total market value
$1,654,280
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1950
Construction
WOOD FRAME
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
1
Total area
12,502 SF
Lot
0.52 ac (22,651 SF)
Zoning code
C2
APN
16-27-451-001
UPID
US86-0420583
Jurisdiction
SALT LAKE
Zoning & alternative use
C2 · Salt Lake City, UT
Zoning C2 · permitted uses
C2 · Salt Lake City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salt Lake City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
Est. value
$585,000
WAREHOUSE, STORAGE
Est. value
$700,000
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
WAREHOUSE, STORAGE
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
1950
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
0.52 ac
Current owner
From public records · entity-resolved
John R Holbrook
Individual
Free & Clear · 4 yrs held
Mailing address
433 W ASCENSION WAY, SALT LAKE CITY, UT 84123-2700
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2022
—
John R Holbrook
John R Holbrook
Intrafamily Transfer
related
—
Dec 28, 2021
—
Sn Holbrook LLC
John R Holbrook
Warranty Deed
—
Dec 15, 2021
—
John R Holbrook
John R Holbrook
Correction Deed
related
—
Dec 8, 2005
—
John R Holbrook
Holbrook,john R & Sandra C
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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