Wayfinder Veterinary Hospital — Lot 110 Submarket Case

Framing call: size the market by Tooele County & the Tooele Valley, not a 50-mile radius — a radius that size reaches well into Salt Lake metro and undercuts the underserved-market story.

Property Snapshot

SiteLot 110, Lake Point Business Center

AddressHighway 36, Lake Point, UT 84074

Size1.726 acres

Price$20 PSF

ZoningTooele County C-G

Traffic32,000 cars/day (Hwy 36)

Tooele Valley & County at a Glance

82,051

County population (2023 est.)

+12.8%

3-yr growth, 2020–23

~23.9K

Occupied households

Fastest-growing UT county

Tooele County is the fastest-growing county in Utah through 2024–2025. The Tooele Valley (Lake Point, Erda, Stansbury Park, Tooele City, Grantsville) is the populated core of that growth.

Positioning

Only urgent care / ER in Tooele County
Serves a fast-growing, currently underserved valley population
Highway 36 frontage with strong daily traffic counts

Comparing Placer's trade-area study against current Census/FRED data and Mo's cited figures.

Median Household Income

Placer (visitor panel)

$84.4K–$87.4K

Census ACS (current)

$106.6K–$113K

Mo's figure

$106.6K–$113K

Placer's figure comes from a device-based visitor panel for two nearby gas-station comps, not resident demographics — it likely skews toward I-80 highway traffic. Every current Census/FRED source matches Mo's numbers almost exactly.

Households

Placer trade area

~11.7K–12.1K

County total occupied

~23.9K

Mo's figure

24K–25.8K

Est. pet-owning (71.6%)American Pet Products Association's 2025 National Pet Owners Survey (released in their 2026 State of the Industry Report) puts pet ownership at 71.6% of U.S. households — about 95 million households nationally. Roughly 39% of households have a cat, with the rest largely dogs plus other pets (dog ownership around 68 million households).

Applied to Tooele County's ~23,900 occupied households, 71.6% works out to roughly 17,100 pet-owning households.

~17.1K

Placer's count reflects a drive-time ring around two comp sites, not the Valley or full county. Mo's figure looks like total households rather than pet-adjusted — worth confirming with him directly.

Population Growth

2020 Census

72,709

2023 estimate

82,051

+12.8% in 3 years; Tooele has been the fastest-growing county in Utah through 2024–2025 — Mo's "20%+ over 5 years" claim holds up.

Open Questions for Mo

Is the 24,000–25,755 household figure total households, or already pet-adjusted?
What's the source/geography behind the $137K income cited for "immediate Lake Point area"?

Per Mo's direction: size the market by Tooele County and the Tooele Valley, not a 50-mile radius that pulls in the Salt Lake metropolitan area. We back this framing.

Why Tooele County & Valley

Tooele Valley (core market): Lake Point, Erda, Stansbury Park, Tooele City, Grantsville — the populated valley floor along the Highway 36 corridor.
Tooele County (outer bound): ~82,000+ residents, fastest-growing county in Utah — a cleaner, more defensible trade area than a radius ring.
A 50-mile radius reaches into West Valley City, South Salt Lake, West Jordan, Draper, and Herriman — core Salt Lake metro — undercutting the "underserved, only provider" story.

Map Legend

Lot 110

Tooele Valley towns

Tooele County boundary

Tooele Valley outline

Salt Lake metro (reference only)

50-mile radius (reference only)

Use the layers panel on the map to toggle the 50-mile radius / Salt Lake metro reference layers on if you want to show the contrast live on the call.

Map Layers

Tooele County boundary Tooele Valley (core market) Tooele Valley towns 50-mile radius (reference) Salt Lake metro (reference)

Loading Tooele County boundary from OpenStreetMap…

Legend

Lot 110

Valley town

SLC metro (ref.)

County boundary

50-mi radius (ref.)