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Property profile & analytics
OFF-MARKET
Estimated value
$7,365,000
Manufacturing properties
3800 Fairfield Rd Layton, UT 84041-4895
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0879252
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2016
Total area
134,666 SF
Lot
23.55 ac (1,025,707 SF)
Zoning code
M-1
APN
09-012-0040
UPID
US86-0879252
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
-
TCB Composite, LLC Logistics Company Moving Company
-
Kihomac Corporate Office Factory
-
Kihomac Inc Corporate Office
-
DIR-S Association Or Organization
-
Tresit Group (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.23M
Blend (final)
Blend
$7.37M
Owner & transaction history
Dreamland LLC · 4 yrs held
Dreamland LLC
since 2021
5 recorded transactions
Zoning & alternative use
M-1 · Layton, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.0M
+93.5%
Apartment house (5+ units)
$11.2M
+81.3%
Retail stores
$10.2M
+65.5%
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 Layton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Layton 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
INDUSTRIAL (GENERAL)
$6,180,000
Current use
AUTO REPAIR, GARAGE
$11,960,000
Change: +93% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$11,205,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$10,230,000
Change: +66% · Conversion: Moderate
MEDICAL BUILDING
$9,640,000
Change: +56% · Conversion: Difficult
Blend value · Realmo final
$7.37M
Range $6.63M – $8.10M · ±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
$55 / 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
$149,252
Tax year 2024
Assessed value
$8,874,040
Assessed 2024
Previous assessed
$8,874,040
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$3,105,477
Assessed improvement
$5,768,563
Land market value
$5,646,323
Improvement market value
$10,488,298
Total market value
$16,134,621
Applied tax rate
639.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2016
Heating
PACKAGE
Cooling
AC.PACKAGE
Total area
134,666 SF
Lot
23.55 ac (1,025,707 SF)
Zoning code
M-1
APN
09-012-0040
UPID
US86-0879252
Jurisdiction
DAVIS
Zoning & alternative use
M-1 · Layton, UT
Zoning M-1 · permitted uses
M-1 · Layton, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Layton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$12.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.2M
RETAIL STORES
Est. value
$10.2M
MEDICAL BUILDING
Est. value
$9.6M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
2016
Heating
PACKAGE
Cooling
Yes
Lot
23.55 ac
Current owner
From public records · entity-resolved
Dreamland LLC
Entity
Mailing address
12030 SUNRISE VLY DR STE #320, RESTON, VA 20191-3447
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Nov 23, 2021
—
Dreamland LLC
Kihomac INC
Warranty Deed
$18,147,000 · Goldenwest FCU
Nov 18, 2020
—
Kihomac INC
Ki Ho Military Acquisition Con
Quit Claim Deed
related
$1,352,000 · Truist Bk
Aug 5, 2016
—
Ki Ho Military Acquisition Con
—
Deed
related
—
—
—
Ki Ho Military Acquisition Con
—
Loan Modification
related
—
—
—
Kihomac INC
—
Loan Modification
related
$1,352,000 · Truist Bk
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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