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Property profile & analytics
OFF-MARKET
Estimated value
$1,420,000
Assisted living facilities
4782 Holladay Blvd, Salt Lake City, UT 84117-5444
Entity Owned
19-yr Hold
Free & Clear
Property ID
US86-1492688
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Construction
WOOD FRAME
Total area
41,980 SF
Lot
1.84 ac (80,150 SF)
Zoning code
R-M
APN
22-10-254-078
UPID
US86-1492688
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
-
Holladay Healthcare Center Nursing Home
-
Heusser Kurt V Physician
-
Holladay h. Parking Lot & Garage
-
Halladay Health Care (Bike/Boat/Book/etc) Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.41M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.43M
Blend (final)
Blend
$1.42M
Owner & transaction history
Cottonwood Health Holdings LLC · 19 yrs held
Cottonwood Health Holdings LLC
since 2007
2 recorded transactions
Zoning & alternative use
R-M · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.4M
+38.1%
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
$1,410,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,700,000
Current use
WAREHOUSE, STORAGE
$2,350,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$1.42M
Range $1.28M – $1.56M · ±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
$34 / 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
$38,825
Tax year 2023
Assessed value
$5,764,780
Assessed 2023
Previous assessed
$5,764,780
+0.0% YoY
Effective rate
0.67%
On assessed value
Assessed land
$2,142,390
Assessed improvement
$3,622,390
Land market value
$2,142,390
Improvement market value
$3,622,390
Total market value
$5,764,780
Applied tax rate
82.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1986
Construction
WOOD FRAME
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Units
1
Total area
41,980 SF
Lot
1.84 ac (80,150 SF)
Zoning code
R-M
APN
22-10-254-078
UPID
US86-1492688
Jurisdiction
SALT LAKE
Zoning & alternative use
R-M · Salt Lake City, UT
Zoning R-M · permitted uses
R-M · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$2.4M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1986
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Units
1
Lot
1.84 ac
Current owner
From public records · entity-resolved
Cottonwood Health Holdings LLC
Entity
Free & Clear · 19 yrs held
Mailing address
PO BOX 128109, NASHVILLE, TN 37212-8109
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2007
—
Cottonwood Health Holdings LLC
Kindred Nursing Centers West L
Grant Deed
—
Jan 12, 2007
—
Nursing Centers West L Kindred
Randle Paull Associates
Warranty Deed
—
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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