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Property profile & analytics
OFF-MARKET
Estimated value
$10,645,000
Warehouses
427 11950th S Draper, UT 84020-1508
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-0863528
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2015
Total area
160,837 SF
Lot
7.92 ac (344,995 SF)
Zoning code
CSD-LP
APN
27-25-177-001
UPID
US86-0863528
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
$10.02M
Blend (final)
Blend
$10.65M
Owner & transaction history
Nse Investments INC · 8 yrs held
Nse Investments INC
since 2018
2 recorded transactions
Zoning & alternative use
CSD-LP · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.7M
+49.4%
Commercial (general)
$16.9M
+42.7%
Medical building
$15.4M
+29.6%
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 Draper submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Draper 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
WAREHOUSE, STORAGE
$11,855,000
Current use
RESTAURANT
$17,715,000
Change: +49% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,915,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$15,360,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$11,600,000
Change: -2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$11,330,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$10.65M
Range $9.58M – $11.71M · ±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
$66 / 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
$307,456
Tax year 2024
Assessed value
$32,302,600
Assessed 2024
Previous assessed
$32,302,600
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$4,191,700
Assessed improvement
$28,110,900
Land market value
$4,191,700
Improvement market value
$28,110,900
Total market value
$32,302,600
Applied tax rate
55.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2015
Heating
SPACE
Buildings
3
Stories
1
Units
1
Total area
160,837 SF
Lot
7.92 ac (344,995 SF)
Zoning code
CSD-LP
APN
27-25-177-001
UPID
US86-0863528
Jurisdiction
SALT LAKE
Zoning & alternative use
CSD-LP · Draper, UT
Zoning CSD-LP · permitted uses
CSD-LP · Draper, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Draper. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$11.9M
RESTAURANT
Est. value
$17.7M
COMMERCIAL (GENERAL)
Est. value
$16.9M
MEDICAL BUILDING
Est. value
$15.4M
RETAIL STORES
Est. value
$11.6M
AUTO REPAIR, GARAGE
Est. value
$11.3M
WAREHOUSE, STORAGE Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2015
Heating
SPACE
Stories
1
Buildings
3
Units
1
Lot
7.92 ac
Current owner
From public records · entity-resolved
Nse Investments INC
Entity
Free & Clear · 8 yrs held
Mailing address
75 W CTR ST, PROVO, UT 84601-4432
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2018
—
Nse Investments INC
Wasatch Pdl Holdings LLC
Grant Deed
related
—
Jul 13, 2015
—
Wsatch Pdl Holdings LLC
K2 Developemnt LLC
Warranty Deed
$9,760,000 · Us Bank NA
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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