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    Fully Occupied Retail Center Title is generated by Realmo AI

    11020-11052 S State Street, Sandy, UT

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    Prime retail center with strong tenants in a growing area.

    Type:RETAIL
    Property size:
    24,604 SF
    Lot size:
    5.46 Acres
    Price / SF:
    $679/SF
    Added:
    Dec 1, 2025
    Days on Market:
    171
    Last Refresh:
    Apr 5 at 9:14 pm

    Property Features for 11020-11052 S State Street

    General Information

    Standard status
    Active
    Size
    24,604 SF
    Lot size
    5.46 Acres
    Property subtype
    RETAIL

    We can help!

    Listing Contact
    John Andreini
    John Andreini

    Listing agent John Andreini License #01440360

    Listing office CP Partners

    Listing date Dec 1, 2025

    Source Moodyscre

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of CP Partners

    HighLights

    • Ideally positioned adjacent to Costco, Walmart, Sam’s Club, & Scheels
    • 100% occupied retail center with a synergistic mix of national and regional tenancies
    • Affluent demographics – $138,000 average household incomes within a 5‑mile radius
    • Salt Lake City MSA is one of the fastest‑growing metro areas in the U.S.
    • Long‑term leases featuring annual rental increases and both corporate and personal guarantees
    • Recent large‑scale renovations making this one of Sandy’s premier retail developments

    Overview

    This 100% occupied retail center features a synergistic mix of national and regional tenancies. The property benefits from long-term leases that include annual rental increases and both corporate and personal guarantees. Market rents are replaceable. The underlying real estate is of high quality and supported by strong demographics with major draws. The property is ideally positioned adjacent to Costco, Walmart, Sam’s Club, and Scheels. Recent large-scale renovations have made this one of Sandy’s premier retail developments. The Salt Lake City MSA is one of the fastest-growing metro areas in the U.S. The surrounding area features affluent demographics, with average household incomes of $138,000 within a 5-mile radius of the subject property. The property contains 24,604 square feet and is located at 11020-11052 S State Street, Sandy, UT.
    Location Intelligence

    Current Use by Public Records

    Shopping centers

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • South Center — W 10600 S, Sandy, UT 84070
    • Crescent Corner — sandy, ut 84070
    • Coin Cloud Bitcoin ATM — 67 W 10600 S, Sandy, UT 84070
    • SouthGate Office Park — State St, Draper, UT 84020
    • OVCC — 63 E 11400 S #233, Sandy, UT 84070

    Location Insight

    • Map
    • Local Demand
    City
    Sandy
    County
    Salt Lake
    State
    Utah
    Longitude
    -111.891
    Latitude
    40.5512

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    FAQs

    What type of property is this?
    Shopping center - Prime retail center with strong tenants in a growing area.
    Where is this shopping center located?
    The property is located at 11020-11052 S State Street Sandy, UT.
    What is the asking price?
    The asking price for this property is $16,723,000.
    What are key features of this property?
    This property features: Ideally positioned adjacent to Costco, Walmart, Sam’s Club, & Scheels; 100% occupied retail center with a synergistic mix of national and regional tenancies; Affluent demographics – **$138,000 average household incomes within a 5‑mile radius**
    (415) 274-2715 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing John Andreini
    John Andreini
    Real Estate License ID: 01440360
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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