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Property profile & analytics
OFF-MARKET
Estimated value
$1,450,000
Theaters & concert halls
514 Old Farm Rd Salt Lake City, UT 84107-2439
Entity Owned
10-yr Hold
Free & Clear
Property ID
US86-0260675
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1976
Construction
WOOD FRAME
Total area
38,544 SF
Lot
7.13 ac (310,583 SF)
Zoning code
RM
APN
16-31-476-029
UPID
US86-0260675
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
$985k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.92M
Blend (final)
Blend
$1.45M
Owner & transaction history
Cottonwood Fox Point H LLC · 10 yrs held
Cottonwood Fox Point H LLC
since 2016
7 recorded transactions
Zoning & alternative use
RM · 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
$985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
THEATER (MOVIE)
$1,405,000
Current use
Blend value · Realmo final
$1.45M
Range $1.31M – $1.60M · ±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
$38 / 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
$44,177
Tax year 2023
Assessed value
$6,635,400
Assessed 2023
Previous assessed
$6,635,400
+0.0% YoY
Effective rate
0.67%
On assessed value
Assessed land
$6,635,400
Land market value
$6,635,400
Total market value
$6,635,400
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1976
Construction
WOOD FRAME
Heating
YES
Stories
3
Total area
38,544 SF
Lot
7.13 ac (310,583 SF)
Zoning code
RM
APN
16-31-476-029
UPID
US86-0260675
Jurisdiction
SALT LAKE
Zoning & alternative use
RM · Salt Lake City, UT
Zoning RM · permitted uses
RM · 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
THEATER (MOVIE) Current
Est. value
$1.4M
THEATER (MOVIE) 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
1976
Construction
WOOD FRAME
Heating
YES
Stories
3
Lot
7.13 ac
Current owner
From public records · entity-resolved
Cottonwood Fox Point H LLC
Entity
Free & Clear · 10 yrs held
Mailing address
1245 E BRICKYARD RD, SALT LAKE CITY, UT 84106-2559
Ownership since
2016
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
Jul 15, 2016
—
Cottonwood Fox Point H LLC
Cwc Fox Point 27 LLC
Special Warranty Deed
—
Jul 14, 2016
—
Cottonwood Fox Point H LLC
Cwc Fox Point 15 LLC
Grant Deed
—
Jun 7, 2013
—
Cottonwood Fox Point H LLC
Cwc Fox Point 19 LLC
Grant Deed
—
Oct 22, 2010
—
Cottonwood Fox Point H LLC
Cwc Fox Point 5 LLC
Grant Deed
$22,980,517 · Bank/america Cd 2006-cd3 (ce)
Sep 30, 2009
—
Cwc Fox Point 31 LLC
Cwc Fox Point 17 LLC
Quit Claim Deed
—
Oct 4, 2006
—
Cottonwood Fox Point H LLC
Cottonwood Fox Point S LLC
Quit Claim Deed
—
Sep 1, 2006
—
Cwc Fox Point 28 LLC
Cottonwood Fox Point S LLC
Grant Deed
—
Aug 10, 2006
—
Cwc Fox Point 1 LLC
Cottonwood Fox Point S LLC
Grant Deed
$23,000,000 · Citigroup Global Markets Realty Cor
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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