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Property profile & analytics
OFF-MARKET
Estimated value
$16,595,000
Apartment buildings
7341 Cyn Ctr Pkwy, Salt Lake City, UT 84121-4543
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0610414
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2020
Total area
86,765 SF
Lot
0.01 ac (436 SF)
Zoning code
MU ZC
APN
22-25-181-013
UPID
US86-0610414
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
by Request
CAP Approach
CAP
$16.54M
Comparable Approach
Comparable
$16.65M
Blend (final)
Blend
$16.60M
Owner & transaction history
Yip Cottonwood LLC · 2 yrs held
Yip Cottonwood LLC
since 2024
1 recorded transaction
Zoning & alternative use
MU ZC · 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%
$17,915,000
6.5%
$16,535,000
7%
$15,355,000
Blend value · Realmo final
$16.60M
Range $14.94M – $18.25M · ±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
$191 / 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
$179,187
Tax year 2023
Assessed value
$17,089,800
Assessed 2023
Previous assessed
$17,089,800
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,045,100
Assessed improvement
$16,044,700
Land market value
$1,045,100
Improvement market value
$16,044,700
Total market value
$17,089,800
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
2020
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
149
Total area
86,765 SF
Lot
0.01 ac (436 SF)
Zoning code
MU ZC
APN
22-25-181-013
UPID
US86-0610414
Jurisdiction
SALT LAKE
Zoning & alternative use
MU ZC · Salt Lake City, UT
Zoning MU ZC · permitted uses
MU ZC · 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.
Building & site characteristics
From public records
Year built
2020
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
149
Lot
0.01 ac
Current owner
From public records · entity-resolved
Yip Cottonwood LLC
Entity
Mailing address
105 DECKER CT STE #500, IRVING, TX 75062-2790
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2024
—
Yip Cottonwood LLC
—
Deed
related
$25,400,000 · New York Life Insurance Company
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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