New search
Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Community centers
4540 Highland Dr, Salt Lake City, UT 84117-4202
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US86-0650649
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,500 SF
Lot
0.76 ac (33,106 SF)
Zoning code
C-2
APN
22-04-402-053
UPID
US86-0650649
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
-
Craft Physical Therapy, PLLC Medical Clinic
-
RxFIT Gym - Holladay Gym & Fitness Center
-
United Clans Swordsman Association Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$679k
Blend (final)
Blend
$650k
Owner & transaction history
Nupetco Highland LLC · 23 yrs held
Nupetco Highland LLC
since 2002
2 recorded transactions
Zoning & alternative use
C-2 · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$935,000
+85.8%
Auto repair, garage
$835,000
+66.0%
Retail stores
$625,000
+23.9%
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
$620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$505,000
Current use
COMMERCIAL (GENERAL)
$935,000
Change: +86% · Conversion: Easy
AUTO REPAIR, GARAGE
$835,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$625,000
Change: +24% · Conversion: Easy
WAREHOUSE, STORAGE
$585,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$62 / 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
$34,950
Tax year 2023
Assessed value
$2,970,900
Assessed 2023
Previous assessed
$2,970,900
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$556,200
Assessed improvement
$2,414,700
Land market value
$556,200
Improvement market value
$2,414,700
Total market value
$2,970,900
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Total area
10,500 SF
Lot
0.76 ac (33,106 SF)
Zoning code
C-2
APN
22-04-402-053
UPID
US86-0650649
Jurisdiction
SALT LAKE
Zoning & alternative use
C-2 · Salt Lake City, UT
Zoning C-2 · permitted uses
C-2 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$505,000
COMMERCIAL (GENERAL)
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$835,000
RETAIL STORES
Est. value
$625,000
WAREHOUSE, STORAGE
Est. value
$585,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.76 ac
Current owner
From public records · entity-resolved
Nupetco Highland LLC
Entity
Mailing address
2001 S WINDSOR ST, SALT LAKE CITY, UT 84105-3223
Ownership since
2002
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
May 7, 2003
—
Nupetco Highland LLC
—
Deed Of Trust
related
$5,000,000 · Transamerica Life Insurance Co
Aug 20, 2002
—
Nupetco Highland LLC
Nupetco Highland LLC
Quit Claim Deed
related
$4,545,000 · Bank One 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 4540 Highland Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
