Entity Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Construction
WOOD FRAME
Total area
7,796 SF
Lot
0.92 ac (40,075 SF)
Zoning code
LC
APN
28-18-301-044
UPID
US86-0039173
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Barber Shop
-
Hair Salon
-
Wedding Service
-
Barber Shop
-
Hair Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$1.09M
Owner & transaction history
since 2013
7 recorded transactions
Zoning & alternative use
LC · Sandy, UT
Zoning description
This district is established for the development of well designed planned commercial centers and professional office developments that complement each other and act as buffers to adjacent residential districts. It is int…
General category
COMMERCIAL
Top alternative use upside
Medical building
$1.3M
+99.7%
Commercial (general)
$1.1M
+65.8%
Restaurant
$910,000
+35.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.09M
Value range
$981k – $1.20M
±10% around blend
Estimated value / SF
$140 / SF
Confidence
Property data
100
Comparable evidence
60
$981k
blend $1.09M
$1.20M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,796 SF
Lot area
0.92 ac
Year built
1994
Stories
1
APN
28-18-301-044
Zoning
LC
Assessed value
$2,123,900
Annual tax
$20,489
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.03M
Range $384k – $1.04M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.09M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+100%
vs current-use indication
Commercial (general)
Restaurant
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.12M
Move the market yield to see immediate price impact.
Value / SF
$272
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$134k
$2.68M
$1.91M
$1.49M
$149k
$2.97M
$2.12M
$1.65M
$164k
$3.27M
$2.34M
$1.82M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$20,489
Tax year 2023
Assessed value
$2,123,900
Assessed 2023
Previous assessed
$2,123,900
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$912,500
Assessed improvement
$1,211,400
Land market value
$912,500
Improvement market value
$1,211,400
Total market value
$2,123,900
Applied tax rate
36.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1994
Construction
WOOD FRAME
Heating
NONE
Cooling
YES
Stories
1
Units
2
Total area
7,796 SF
Lot
0.92 ac (40,075 SF)
Zoning code
LC
APN
28-18-301-044
UPID
US86-0039173
Jurisdiction
SALT LAKE
Zoning & alternative use
LC · Sandy, UTZoning LC · permitted uses
LC · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district is established for the development of well designed planned commercial centers and professional office developments that complement each other and act as buffers to adjacent residential districts. It is int…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1994
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Lot
0.92 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
LC
COMMERCIAL
Jurisdiction
Sandy, UT
Recorded code
LC
Official district
LC
Official district profile
What the municipal code says about LC
Zoning description
This district is established for the development of well designed planned commercial centers and professional office developments that complement each other and act as buffers to adjacent residential districts. It is int…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LC in Sandy, UT.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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