Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,605,000
Retail properties & Spaces
10450 State St Sandy, UT 84070-4164
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US86-0016716
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
84,566 SF
Lot
1.34 ac (58,370 SF)
Zoning code
CBD
APN
27-13-227-012
UPID
US86-0016716
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
Current use
Occupant on record · Public records
-
Aerie Store Clothing & Fashion Store
-
Hollister Co. Men'S Clothing Store Shoe Store
-
Sock Annex (Bike/Boat/Book/etc) Store
-
Pacsun Clothing Store
-
Buckle Clothing Store Men'S Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.61M
Owner & transaction history
South Town Development LLC · 1 yrs held
South Town Development LLC
since 2024
7 recorded transactions
Zoning & alternative use
CBD · 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
$31 / 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
$16,838
Tax year 2023
Assessed value
$1,745,400
Assessed 2023
Previous assessed
$1,745,400
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$1,371,700
Assessed improvement
$373,700
Land market value
$1,371,700
Improvement market value
$373,700
Total market value
$1,745,400
Applied tax rate
36.0000
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Total area
84,566 SF
Lot
1.34 ac (58,370 SF)
Zoning code
CBD
APN
27-13-227-012
UPID
US86-0016716
Jurisdiction
SALT LAKE
Zoning & alternative use
CBD · Sandy, UT
Zoning CBD · permitted uses
CBD · 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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
1.34 ac
Current owner
From public records · entity-resolved
South Town Development LLC
Entity
Mailing address
PO BOX 130639, CARLSBAD, CA 92013-0639
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2024
—
South Town Development LLC
South Town Towner Pr LLC
Intrafamily Transfer
related
$118,125,000 · America First FCU
Mar 1, 2024
—
Riccoloo INC
South Town Owner Pr LLC
Special Warranty Deed
—
Jan 24, 2024
—
Sunstone Rover LLC
South Town Owner Pr LLC
Special Warranty Deed
—
May 13, 2021
—
South Town Owner Pr LLC
St Mall Owner LLC
Warranty Deed
$139,444,453 · Deutsche Bank National Trust Co
Aug 31, 2015
—
Gs Pacific St LLC
Us Alpha INC
Grant Deed
related
—
Nov 3, 2014
—
St Mall Owner LLC
Macerich South Towne LP
Warranty Deed
—
Jan 20, 2009
—
Forever 21 Retail INC
Mervyns LLC
Quit Claim Deed
related
—
Oct 17, 2008
—
South Towne Macerich
Macerich South Towne Holdings
Quit Claim Deed
$90,000,000 · Prudential Insurance Co
Oct 9, 2008
—
Mervyns LLC
—
Deed Of Trust
related
$465,000,000 · Wachovia Capital Finance Corp
Jan 7, 2008
—
Macerich South Towne Holdings
Mds Realty I LLC
Grant Deed
—
Sep 22, 2004
—
Mds Realty I LLC
Mervyns LLC
Deed Of Trust
related
$675,000,000 · Greenwich Capital Fin'l INC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 10450 State St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
