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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Investment properties
3538 Highland Dr, Salt Lake City, UT 84106-3211
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US86-1383239
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1909
Construction
WOOD FRAME
Total area
3,692 SF
Lot
0.62 ac (27,007 SF)
Zoning code
RM
APN
16-33-106-016
UPID
US86-1383239
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
-
Better Birth Physician
-
Gloria Hayley Interior Design Interior Design Home Decor Store
-
Roundy Marci C Physician
-
Wild Flower Tree Service Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$400k
CAP Approach
CAP
$785k
Comparable Approach
Comparable
$563k
Blend (final)
Blend
$580k
Owner & transaction history
Healing Places Properties LLC · 1 yrs held
Healing Places Properties LLC
since 2024
7 recorded transactions
Zoning & alternative use
RM · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$485,000
+21.4%
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
$400,000
CAP Approach
CAP Return
Estimation
6%
$850,000
6.5%
$785,000
7%
$730,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$400,000
Current use
MEDICAL BUILDING
$485,000
Change: +21% · Conversion: Easy
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$157 / 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
$11,456
Tax year 2023
Assessed value
$973,800
Assessed 2023
Previous assessed
$973,800
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$493,800
Assessed improvement
$480,000
Land market value
$493,800
Improvement market value
$480,000
Total market value
$973,800
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1909
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Units
1
Rooms
10
Bathrooms
3
Total area
3,692 SF
Lot
0.62 ac (27,007 SF)
Zoning code
RM
APN
16-33-106-016
UPID
US86-1383239
Jurisdiction
SALT LAKE
Zoning & alternative use
RM · Salt Lake City, UT
Zoning RM · permitted uses
RM · 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
COMMERCIAL (GENERAL) Current
Est. value
$400,000
MEDICAL BUILDING
Est. value
$485,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1909
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
1
Rooms
10
Bathrooms
3
Lot
0.62 ac
Current owner
From public records · entity-resolved
Healing Places Properties LLC
Entity
Mailing address
3538 S HIGHLAND DR, SALT LAKE CITY, UT 84106-3211
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2025
—
Healing Places Properties LLC
—
Deed
related
$505,000 · Mountain West Small Business Finance
Oct 31, 2024
—
Healing Places Properties LLC
Cornisa LLC
Warranty Deed
$613,000 · First Citizens Bank & Trust Co
Jan 29, 2021
—
Gornisa LLC
—
Deed
related
$1,400,000 · Zb NA
Aug 29, 2019
—
Cornisa LLC
—
Deed
related
$500,000 · Bank Of The West
Aug 14, 2019
—
Cornisa LLC
Gardner Mansion LLC
Warranty Deed
$500,000 · Bank Of The West
May 22, 2009
—
Gardner Mansion LLC
Anderton,david R
Warranty Deed
$100,000 · Cyprus Cu
Sep 12, 2008
—
David Ryan Anderton
Don Robinson
Warranty Deed
$380,000 · Stearns Lending INC
Sep 7, 2005
—
Don Robinson
Dow,shelby J & Audrey L A
Warranty Deed
$37,500 · Audrey L A Dow
Aug 21, 2001
—
Salt Lake County (ut)
Dow,shelby J & Audrey L
Grant Deed
related
—
—
—
Gardner Mansion LLC
—
Deed Of Trust
related
$156,000 · Va Properties
—
—
Cornisa LLC
—
Deed Of Trust
related
$500,000 · Bank Of The West
—
—
Gardner Mansion LLC
—
Deed Of Trust
related
$537,308 · Cyprus Cu
—
—
Small World Holdings I LLC
—
Deed Of Trust
related
$100,000 · Cyprus Cu
—
—
Gardner Mansion LLC
—
Deed Of Trust
related
$471,164 · Cyprus Cu
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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