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991 N Hill Field Rd, Layton, UT 84041
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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
Location
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
since 2024
4 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$520k
Value range
$468k – $572k
±10% around blend
Estimated value / SF
$88 / SF
Confidence
Property data
88
Comparable evidence
60
$468k
blend $520k
$572k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,897 SF
Lot area
1.82 ac
Year built
1981
Stories
1
APN
10-317-0001
Assessed value
$928,200
Annual tax
$14,954
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$632k
Range $446k – $807k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$520k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$928k
Move the market yield to see immediate price impact.
Value / SF
$157
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$58k
$1.17M
$835k
$650k
$65k
$1.30M
$928k
$722k
$71k
$1.43M
$1.02M
$794k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
For Sale
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
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · 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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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