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Property profile & analytics
OFF-MARKET
Estimated value
$2,970,000
Hotels
10420 Little Sandy, UT 84092
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US86-0553331
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
75,315 SF
Lot
1.15 ac (50,094 SF)
Zoning code
BF-10
APN
30-05-251-003
UPID
US86-0553331
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.97M
Owner & transaction history
Snowpine Real Property LLC · 9 yrs held
Snowpine Real Property LLC
since 2017
3 recorded transactions
Zoning & alternative use
BF-10 · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sandy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$39 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$96,566
Tax year 2023
Assessed value
$9,158,400
Assessed 2023
Previous assessed
$9,158,400
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,465,300
Assessed improvement
$7,693,100
Land market value
$1,465,300
Improvement market value
$7,693,100
Total market value
$9,158,400
Applied tax rate
40.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Cooling
YES
Buildings
6
Stories
1
Units
76
Total area
75,315 SF
Lot
1.15 ac (50,094 SF)
Zoning code
BF-10
APN
30-05-251-003
UPID
US86-0553331
Jurisdiction
SALT LAKE
Zoning & alternative use
BF-10 · Sandy, UT
Zoning BF-10 · permitted uses
BF-10 · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ELECTRIC
Cooling
Yes
Stories
1
Buildings
6
Units
76
Lot
1.15 ac
Current owner
From public records · entity-resolved
Snowpine Real Property LLC
Entity
Mailing address
PO BOX 8062, ALTA, UT 84092-8062
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2017
—
Snowpine Real Property LLC
—
Loan Modification
related
$30,740,000 · Eagle Bk
May 31, 2017
—
Snowpine Real Property LLC
Fae Holdings 411201r LLC
Special Warranty Deed
$23,400,000 · First American Title Insurance
Jan 4, 2012
—
Fae Holdings 411201r LLC
Black Creek Associates INC
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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