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    Property profile & analytics

    6782 4120 West Valley City, UT 84118

    • Commercial real estate
    • 0.18 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US86-0228680
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 6782 4120

    Lot size
    0.18 lot acres
    Property type
    Commercial real estate

    Description

    Five buildable residential lots are available in the desirable Weston Field community of West Valley City, Utah. Each lot, ranging from 0.18 to 0.21 acres, is priced at $250,000, or $1,250,000 for all five. These lots boast stunning panoramic views of the Wasatch and Oquirrh Mountains, the University of Utah campus, and the Salt Lake City skyline. Lots 114-116 offer unobstructed southern vistas. All lots are fully serviced with water, power, gas, and paved access, ready for immediate construction. Enjoy the convenience of nearby Magna Regional Park, The Ridge Golf Club, and the Utah First Credit Union Amphitheater. Salt Lake City International Airport and downtown Salt Lake City are easily accessible. There are no HOA fees, and lots 114-116 have protected rear views, ensuring privacy and preserving the breathtaking mountain vistas. This is a unique opportunity to build your dream home or secure a valuable investment in a highly sought-after location. The address is approximately 6732 W Smithson Cir, West Valley City, UT 84118. The lots are zoned for residential use. This exceptional offering combines the tranquility of mountain living with the convenience of proximity to urban amenities.

    Value Estimations

    Powered by Realmo proprietary methodology Last update: July 3, 2025

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    West Valley City
    County
    Salt Lake
    State
    Utah
    Longitude
    -112.05292036039
    Latitude
    40.68153615639

    Comparable in this City

    • $1,345,132
      1.93 Acres

      West Valley City Industrial Land

      1.93 Acres, Manufacturing Zoned, $1.3M
      5950 S St, West Valley City, UT 84118
      View Details
    • $1,345,132

      West Valley City Land Available

      2.11 acres with manufacturing zoning and high traffic access.
      5950 W 4700 S, Salt Lake City, UT 84118
      View Details
    • New
      $12,430,280
      13.90 Acres

      West Valley Land with Rail

      13.9 acres in West Valley City with rail spur access.
      5722 W 4700 S, Salt Lake City, UT 84118
      View Details
    • $2,700,000
      16,874 SF

      Kearns Office Building For Sale

      Office building in Kearns, suitable for investment or owner-occupancy.
      4250 W 5415 S, Kearns, UT 84118
      View Details
    • $2,750,000
      18,045 SF

      Kearns Office Building: Prime Investment

      18,045 SF Office Building, Vacant, $2.75M
      4250 5415, Kearns, UT 84118
      View Details

    Similar Nearby for Sale

    • New
      $12,430,280
      13.90 Acres

      West Valley Land with Rail

      13.9 acres in West Valley City with rail spur access.
      5722 W 4700 S, Salt Lake City, UT 84118
      View Details
    • $1,345,132
      1.93 Acres

      West Valley City Industrial Land

      1.93 Acres, Manufacturing Zoned, $1.3M
      5950 S St, West Valley City, UT 84118
      View Details
    • $1,345,132

      West Valley City Land Available

      2.11 acres with manufacturing zoning and high traffic access.
      5950 W 4700 S, Salt Lake City, UT 84118
      View Details
    • $2,700,000
      16,874 SF

      Kearns Office Building For Sale

      Office building in Kearns, suitable for investment or owner-occupancy.
      4250 W 5415 S, Kearns, UT 84118
      View Details
    • $2,750,000
      18,045 SF

      Kearns Office Building: Prime Investment

      18,045 SF Office Building, Vacant, $2.75M
      4250 5415, Kearns, UT 84118
      View Details

    Similar Nearby for Lease

    • $15 SF/Yr
      70,198 SF

      Kearns Retail Center Investment Opportunity

      Utah Strip Mall, Multiple Spaces Available
      4055 5415, Kearns, UT 84118
      View Details
    • Contact for pricing
      114,127 SF

      West Valley City Flex Space

      Industrial flex spaces available in West Valley City, Utah.
      5653 S 6055 W, West Valley City, UT 84118
      View Details
    • $15 SF/Yr
      71,380 SF

      Kearns Retail Center - 8,129 SF Available

      High-traffic retail space in Kearns, Utah. Excellent visibility & accessibility.
      4041-4095 5415, Kearns, UT 84118
      View Details
    • $17 SF/Yr
      45,540 SF

      Mountain View Flex: West Valley City

      New Industrial Flex Space, Utah
      5653 6055, West Valley City, UT 84118
      View Details
    • Contact for pricing
      470,334 SF

      Industrial Buildings Available For Lease

      Class A industrial buildings totaling 470,334 SF, divisible to 19,500 SF.
      7365 West Ct South, West Valley City, UT 84118
      View Details
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    6782 4120
    West Valley City, UT 84118
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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.

    Alternative use

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

    More about this property
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