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Property profile & analytics
OFF-MARKET
Estimated value
$3,145,000
Hotels
480 Wakara Way Salt Lake City, UT 84108-1211
Entity Owned
4-yr Hold
Free & Clear
Property ID
US86-0151951
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1987
Construction
CONCRETE
Total area
199,626 SF
Lot
0.01 ac (436 SF)
Zoning code
RP
APN
16-03-300-002-2021
UPID
US86-0151951
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
-
Martiott Hotel & Motel
-
Salt Lake City Marriott University Park Hotel & Motel
-
Thistle & Thyme Restaurant
-
Starbucks Cafe & Coffee Shop
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.15M
Owner & transaction history
Hosp Slcut Un LLC · 4 yrs held
Hosp Slcut Un LLC
since 2021
7 recorded transactions
Zoning & alternative use
RP · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$4,980,000
Current use
Blend value · Realmo final
$3.15M
Range $2.83M – $3.46M · ±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
$16 / 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
$272,529
Tax year 2023
Assessed value
$27,567,200
Assessed 2023
Previous assessed
$27,567,200
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$100
Assessed improvement
$27,567,100
Land market value
$100
Improvement market value
$27,567,100
Total market value
$27,567,200
Applied tax rate
13.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1987
Construction
CONCRETE
Heating
HOT WATER
Buildings
3
Stories
1
Units
217
Total area
199,626 SF
Lot
0.01 ac (436 SF)
Zoning code
RP
APN
16-03-300-002-2021
UPID
US86-0151951
Jurisdiction
SALT LAKE
Zoning & alternative use
RP · Salt Lake City, UT
Zoning RP · permitted uses
RP · 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
HOTEL/MOTEL Current
Est. value
$5.0M
HOTEL/MOTEL Current
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
1987
Construction
CONCRETE
Heating
HOT WATER
Stories
1
Buildings
3
Units
217
Lot
0.01 ac
Current owner
From public records · entity-resolved
Hosp Slcut Un LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2025
—
Hosp Slcut Un LLC
—
Deed
related
$34,000,000 · Servisfirst Bank
Dec 8, 2021
—
Hosp Slcut Un LLC
Gfig Utah One LLC
Correction Deed
related
—
Nov 8, 2021
—
Hosp Slcut Un LLC
Gfig Utah One LLC
Special Warranty Deed
$21,400,000 · Us Bank NA
Nov 3, 2021
—
Hosp Slcut Un LLC
Gfig Utah One LLC
Assignment Of Lease (leasehold Sale)
—
Jan 11, 2019
—
Gfig Utah One LLC
B & T Utah Hotels I LLC
Quit Claim Deed
related
$21,400,000 · Cantor Com'l R/e Lndg
Nov 2, 2010
—
Salt Lake Hotel Owner 2010 LLC
Sunstone Op Properties LLC
Quit Claim Deed
related
—
—
—
B & T Utah Hotels I LLC
—
Deed Of Trust
related
$11,800,000 · Us Bank NA
—
—
B & T Utah Hotels I LLC
—
Deed Of Trust
related
$14,000,000 · Zions First Nat'l 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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