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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Drive through restaurants
991 Hl Fld Rd Layton, UT 84041-2385
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-1055865
Property summary
AI-generated overview
This exceptional 5,897-square-foot former Denny's restaurant presents a unique opportunity in Layton, Utah. Situated on a 1.82-acre lot at 991 N Hill Field Rd, 84041, this single-story, 1981-built building offers ample parking and excellent freeway visibility. The property is available for lease, ground lease, or build-to-suit options, catering to a variety of restaurant or retail concepts. Benefit from high traffic counts, with Hill Field Road boasting 45,363 average daily traffic and I-15 registering 143,101. The location enjoys prominent freeway pylon signage and is strategically positioned near key businesses including Layton Hills Mall, Key Bank, Red Lobster, Sports Clips, and Dick's Sporting Goods. The property's APN is 103170001. The lease rate is $30.00 per square foot, NNN
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1981
Total area
5,897 SF
Lot
1.82 ac (79,279 SF)
APN
10-317-0001
UPID
US86-1055865
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
$410k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$632k
Blend (final)
Blend
$520k
Owner & transaction history
T Layton Hills Pads Ut LLC · 1 yrs held
T Layton Hills Pads Ut LLC
since 2024
4 recorded transactions
Zoning & alternative use
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 Layton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Layton 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
$410,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$620,000
Current use
AUTO REPAIR, GARAGE
$525,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$88 / 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
$14,954
Tax year 2023
Assessed value
$928,200
Assessed 2024
Previous assessed
$928,200
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$614,762
Assessed improvement
$313,438
Land market value
$1,117,750
Improvement market value
$569,889
Total market value
$1,687,639
Applied tax rate
39.0000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1981
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
5,897 SF
Lot
1.82 ac (79,279 SF)
APN
10-317-0001
UPID
US86-1055865
Jurisdiction
DAVIS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$620,000
AUTO REPAIR, GARAGE
Est. value
$525,000
RESTAURANT Current
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
1981
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
1
Lot
1.82 ac
Current owner
From public records · entity-resolved
T Layton Hills Pads Ut LLC
Entity
Mailing address
16600 DALLAS PKWY STE #300, DALLAS, TX 75248-2610
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2024
—
T Layton Hills Pads Ut LLC
Cbl Layton Hills Op Propco LLC
Intrafamily Transfer
related
$21,300,000 · Goldman Sachs Bank USA
Jun 16, 2022
—
Cbl Layton Hills Op Propco LLC
Lhm Utah LLC
Special Warranty Deed
$360,000,000 · Clmg Corp
Mar 14, 2007
—
Layton Hills Mall Cmbs LLC
Lhm-utah LLC
Trustees Deed
$107,500,000 · Us Bk
Nov 9, 2005
—
Lhm-utah LLC
Layton Hills Partners
Grant Deed
$102,850,000 · Us 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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