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Property profile & analytics
OFF-MARKET
Estimated value
$955,000
Automotive properties
10665 700th E Sandy, UT 84070-4980
Entity Owned
4-yr Hold
Free & Clear
Property ID
US86-0389252
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,263 SF
Lot
1.3 ac (56,628 SF)
Zoning code
CN
APN
28-17-301-035
UPID
US86-0389252
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
-
M'Bros Detail Car Wash
-
NOVUS Glass of Sandy Auto Repair Shop (Bike/Boat/Book/etc) Store
-
McNeil's Auto Care Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$730k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$955k
Owner & transaction history
Lm & Mm Investments LLC · 4 yrs held
Lm & Mm Investments LLC
since 2022
7 recorded transactions
Zoning & alternative use
CN · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is established to allow for the creation of commercial centers to serve the convenience shopping and service needs of neighborhood areas of Sandy City within planned commercial centers, The Neighborhood Commercial District designation is intended for commercial developments that will relate to residential neighborhoods and will be compatible wi…
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
155.19 ac
Source
Realmo
Top alternative use upside
Retail stores
$1.2M
+11.5%
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
Method
Estimation
Statistic approach
by Request
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,100,000
Current use
RETAIL STORES
$1,230,000
Change: +12% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,075,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$955k
Range $860k – $1.05M · ±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
$67 / 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
$37,531
Tax year 2023
Assessed value
$3,797,500
Assessed 2023
Previous assessed
$3,797,500
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,255,600
Assessed improvement
$2,541,900
Land market value
$1,255,600
Improvement market value
$2,541,900
Total market value
$3,797,500
Applied tax rate
35.0000
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
4
Stories
1
Units
1
Total area
14,263 SF
Lot
1.3 ac (56,628 SF)
Zoning code
CN
APN
28-17-301-035
UPID
US86-0389252
Jurisdiction
SALT LAKE
Zoning & alternative use
CN · Sandy, UTZoning CN · permitted uses
CN · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is established to allow for the creation of commercial centers to serve the convenience shopping and service needs of neighborhood areas of Sandy City within planned commercial centers, The Neighborhood Commercial District designation is intended for commercial developments that will relate to residential neighborhoods and will be compatible with residential character
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
155.19 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
AUTO REPAIR, GARAGE Current
RETAIL STORES
WAREHOUSE, STORAGE
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
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
4
Units
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
Lm & Mm Investments LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2288 E OAK LEAF WAY, SANDY, UT 84092-5690
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2025
—
Lm & Mm Investments LLC
—
Deed
related
$615,000 · Cyprus FCU
Feb 17, 2022
—
Lm & Mm Investments LLC
Michael W Mcneil
Warranty Deed
—
Jan 7, 2022
—
Michael W Mcneil
Lm & Mm Investments LLC
Warranty Deed
—
Aug 22, 2018
—
Lm & Mm Investments LLC
—
Deed
related
$600,000 · Bank Of American Fork
Aug 27, 2004
—
Lm & Mm Investments LLC
Lm & Mm Investments LLC
Quit Claim Deed
related
—
—
—
Lm & Mm Investments LLC
—
Deed Of Trust
related
$673,000 · Utah Certified Dev Co
—
—
Lm & Mm Investments LLC
—
Deed Of Trust
related
$600,000 · Bank Of American Fork
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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