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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Strip malls
10352 Riv Hts Dr, South Jordan, UT 84095-9010
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US86-0285547
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2018
Total area
17,812 SF
Lot
1.36 ac (59,242 SF)
Zoning code
C-C
APN
27-17-201-028
UPID
US86-0285547
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
$835k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.21M
Owner & transaction history
Sawtell Properties LLC · 4 yrs held
Sawtell Properties LLC
since 2021
5 recorded transactions
Zoning & alternative use
C-C · South Jordan, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.8M
+39.3%
Medical building
$1.4M
+9.0%
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 South Jordan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Jordan 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
$835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,300,000
Current use
RESTAURANT
$1,810,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$1,415,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$1,290,000
Change: -1% · Conversion: Easy
WAREHOUSE, STORAGE
$1,230,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,130,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±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
$68 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$60,182
Tax year 2022
Assessed value
$5,811,900
Assessed 2023
Previous assessed
$4,406,300
+31.9% YoY
Effective rate
1.04%
On assessed value
Assessed land
$984,900
Assessed improvement
$4,827,000
Land market value
$984,900
Improvement market value
$4,827,000
Total market value
$5,811,900
Applied tax rate
38.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2018
Heating
NONE
Cooling
YES
Stories
1
Total area
17,812 SF
Lot
1.36 ac (59,242 SF)
Zoning code
C-C
APN
27-17-201-028
UPID
US86-0285547
Jurisdiction
SALT LAKE
Zoning & alternative use
C-C · South Jordan, UT
Zoning C-C · permitted uses
C-C · South Jordan, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Jordan. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
2018
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.36 ac
Current owner
From public records · entity-resolved
Sawtell Properties LLC
Entity
Mailing address
10352 S RIV HTS DR, SOUTH JORDAN, UT 84095-9010
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2024
—
Wise Harvest Holdings LLC
—
Deed
related
$500,000 · Mountain America FCU
Sep 8, 2021
—
Sawtell Properties LLC
Ronnie S Jones
Warranty Deed
$2,575,000 · Ruth S Jones Family Parthership LLC
Apr 2, 2019
—
Wise Harvest Holdings LLC
—
Deed
related
$2,229,000 · Mountain America FCU
Apr 26, 2018
—
Wise Harvest Holdings LLC
Ruth S Jones Family Partnership
Warranty Deed
$2,158,834 · Mountain America FCU
Dec 24, 2015
—
Ruth S Jones Family Ptshp
Ruth S Jones Family Ptshp
Quit Claim Deed
related
—
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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