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Property profile & analytics
FOR SALE
Investment properties
856 12300th S5-8 Draper, UT 84020-8277
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US86-0218126
For Sale
1 / 5
$2,352,000
856 12300th S5-8, Draper, UT 84020-8277
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1996
Construction
WOOD FRAME
Total area
5,040 SF
Lot
0.48 ac (20,909 SF)
Zoning code
CN
APN
28-29-310-026
UPID
US86-0218126
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
-
Helu Capital Property Management Company Real Estate Developer
-
American Income Life Home Health Care Service
-
Savvy Kids Preschool High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$285k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$420k
Owner & transaction history
Lauradene Minnick · 4 yrs held
Lauradene Minnick
since 2021
6 recorded transactions
Zoning & alternative use
CN · Draper, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the CN zone is to provide areas where convenience buying outlets, having small trade areas, may be established to serve surrounding residential neighborhoods. This zone is intended to promote a combination of retail and service facilities which, in character and scale, meet day to day needs of nearby residents.
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
68.51 ac
Source
Realmo
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 Draper submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Draper 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
$285,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$420k
Range $378k – $462k · ±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
$83 / 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
$11,931
Tax year 2023
Assessed value
$1,244,400
Assessed 2023
Previous assessed
$1,244,400
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$611,900
Assessed improvement
$632,500
Land market value
$611,900
Improvement market value
$632,500
Total market value
$1,244,400
Applied tax rate
55.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1996
Construction
WOOD FRAME
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
5,040 SF
Lot
0.48 ac (20,909 SF)
Zoning code
CN
APN
28-29-310-026
UPID
US86-0218126
Jurisdiction
SALT LAKE
Zoning & alternative use
CN · Draper, UTZoning CN · permitted uses
CN · Draper, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the CN zone is to provide areas where convenience buying outlets, having small trade areas, may be established to serve surrounding residential neighborhoods. This zone is intended to promote a combination of retail and service facilities which, in character and scale, meet day to day needs of nearby residents.
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
68.51 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1996
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
Lauradene Minnick
Individual
Mailing address
3373 W JORDAN BND RD S, SOUTH JORDAN, UT 84095-8067
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2025
—
Helu LLC
—
Deed
related
$400,000 · Altabank
Aug 26, 2021
—
Lauradene Minnick
Jl Pendleton Family Limited Partner
Special Warranty Deed
$870,000 · Altabank
Aug 20, 2021
—
Lauradene Minnick
J L Pendleton Family Limited Partne
Quit Claim Deed
related
—
Aug 10, 1998
—
Ellis Pendleton
Fellows Family LP
Grant Deed
$485,000 · Seller
Mar 6, 1998
—
Fellows Family LLP
Edmunds Family Ltd
Quit Claim Deed
related
—
—
—
Jl Pendleton Family
—
Deed Of Trust
related
$344,000 · Zions First National Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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