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Property profile & analytics
OFF-MARKET
Estimated value
$5,275,000
Warehouses
441 12300th S Draper, UT 84020-9214
Entity Owned
19-yr Hold
Free & Clear
Property ID
US86-0413447
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
68,172 SF
Lot
6.86 ac (298,822 SF)
Zoning code
CBP
APN
27-25-377-021
UPID
US86-0413447
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
-
Baldassin Pianos Piano Tuning Service Piano Repair Service
-
The Salon Indigo Hair Salon
-
Altered Roots Studio Salon Hair Salon Nail Salon
-
Hall of Fades Barber Studio Barber Shop
-
Sol Salon Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.52M
Blend (final)
Blend
$5.28M
Owner & transaction history
12300 South LLC · 19 yrs held
12300 South LLC
since 2007
4 recorded transactions
Zoning & alternative use
CBP · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.5M
+49.4%
Commercial (general)
$7.2M
+42.7%
Medical building
$6.5M
+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
$5,025,000
Current use
RESTAURANT
$7,510,000
Change: +49% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,170,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$6,510,000
Change: +30% · Conversion: Difficult
RETAIL STORES
$4,915,000
Change: -2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,805,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$5.28M
Range $4.75M – $5.80M · ±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
$77 / 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
$169,481
Tax year 2024
Assessed value
$17,806,400
Assessed 2024
Previous assessed
$17,806,400
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$4,527,200
Assessed improvement
$13,279,200
Land market value
$4,527,200
Improvement market value
$13,279,200
Total market value
$17,806,400
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
4
Total area
68,172 SF
Lot
6.86 ac (298,822 SF)
Zoning code
CBP
APN
27-25-377-021
UPID
US86-0413447
Jurisdiction
SALT LAKE
Zoning & alternative use
CBP · Draper, UT
Zoning CBP · permitted uses
CBP · 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
$5.0M
RESTAURANT
Est. value
$7.5M
COMMERCIAL (GENERAL)
Est. value
$7.2M
MEDICAL BUILDING
Est. value
$6.5M
RETAIL STORES
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.8M
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
4
Lot
6.86 ac
Current owner
From public records · entity-resolved
12300 South LLC
Entity
Free & Clear · 19 yrs held
Mailing address
PO BOX 520370, SALT LAKE CITY, UT 84152-0370
Ownership since
2007
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
May 3, 2007
—
12300 South LLC
Directors Inv Props LLC
Quit Claim Deed
related
—
Sep 28, 2001
—
12300 South LLC
—
Deed Of Trust
related
$4,100,000 · Southern Farm Bureau Life Ins
Sep 14, 2001
—
Directors Row LLC
12300 South LLC
Grant Deed
related
—
—
—
12300 South LLC
—
Deed Of Trust
related
$3,500,000 · Woodmen Of World Life Insuranc
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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