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Property profile & analytics
OFF-MARKET
Estimated value
$2,410,000
Assisted living facilities
847 Shepard Crk Pkwy Farmington, UT 84025-2753
Entity Owned
4-yr Hold
Free & Clear
Property ID
US86-0256849
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2002
Total area
43,470 SF
Lot
6.26 ac (272,773 SF)
Zoning code
R-4
APN
08-283-0001
UPID
US86-0256849
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
-
Rose Cove Apartment Homes Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.41M
Owner & transaction history
Sreit Rose Cove Slc LLC · 4 yrs held
Sreit Rose Cove Slc LLC
since 2021
7 recorded transactions
Zoning & alternative use
R-4 · Farmington, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.7M
+64.2%
Auto repair, garage
$3.7M
+62.7%
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 Farmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farmington 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,265,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,715,000
Change: +64% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,680,000
Change: +63% · Conversion: Difficult
Blend value · Realmo final
$2.41M
Range $2.17M – $2.65M · ±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
$55 / 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
$70,768
Tax year 2023
Assessed value
$6,982,250
Assessed 2023
Previous assessed
$6,982,250
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$1,867,885
Assessed improvement
$5,114,364
Land market value
$3,396,155
Improvement market value
$9,298,845
Total market value
$12,695,000
Applied tax rate
23.0000
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
2002
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
4
Stories
2
Units
48
Total area
43,470 SF
Lot
6.26 ac (272,773 SF)
Zoning code
R-4
APN
08-283-0001
UPID
US86-0256849
Jurisdiction
DAVIS
Zoning & alternative use
R-4 · Farmington, UT
Zoning R-4 · permitted uses
R-4 · Farmington, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Farmington. 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
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.7M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
Heating
PACKAGE
Cooling
Yes
Stories
2
Buildings
4
Units
48
Lot
6.26 ac
Current owner
From public records · entity-resolved
Sreit Rose Cove Slc LLC
Entity
Free & Clear · 4 yrs held
Mailing address
591 W PUTNAM AVE #1410, GREENWICH, CT 06830-6005
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2022
—
Sreit Rose Cove Slc LLC
—
Deed
related
$14,420,000 · Citibank NA
Dec 27, 2021
—
Sprj Rose Cove LLC
—
Deed
related
—
Dec 23, 2021
—
Sreit Rose Cove Slc LLC
Sprj Rose Cove LLC
Special Warranty Deed
—
Apr 4, 2018
—
Sprj Rose Cove LLC
Rose Cove Housing LP
Quit Claim Deed
$8,500,000 · Jones Lang Lasalle Multifamily
—
—
Rose Cove Housing LP
—
Deed Of Trust
related
$67,050 · Arcs Commercial Mortgage Co LP
—
—
Rose Cove Housing LP
—
Deed Of Trust
related
$6,705 · Utah Housing Finance Agency
—
—
Rose Cove Housing LP
—
Deed Of Trust
related
$400,000 · Housing Authority Davis County
—
—
Rose Cove Housing LP
—
Deed Of Trust
related
$245,262 · Key Bank NA
—
—
Rose Cove Housing
—
Deed Of Trust
related
$6,705,000 · Utah Housing Corp
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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