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Property profile & analytics
OFF-MARKET
Estimated value
$1,920,000
Automotive properties
10736 State St, Sandy, UT 84070-4105
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US86-0175179
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
29,102 SF
Lot
3.29 ac (143,312 SF)
Zoning code
AM
APN
27-13-427-068
UPID
US86-0175179
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
-
Blink Charging Station Electric Vehicle Charging Station
-
New Start Financial, LC Loan Service
-
Southtowne Mitsubishi Car Dealership
-
Southtowne Mitsubishi Service Auto Repair Shop
-
Southtowne Imports Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$1.92M
Owner & transaction history
T J Real Estate Holdings LLC · 4 yrs held
T J Real Estate Holdings LLC
since 2021
7 recorded transactions
Zoning & alternative use
AM · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.5M
+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
$1,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,250,000
Current use
RETAIL STORES
$2,510,000
Change: +12% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,200,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$1.92M
Range $1.73M – $2.11M · ±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
$66 / 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
$69,159
Tax year 2023
Assessed value
$7,169,000
Assessed 2023
Previous assessed
$7,169,000
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$3,149,100
Assessed improvement
$4,019,900
Land market value
$3,149,100
Improvement market value
$4,019,900
Total market value
$7,169,000
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
3
Stories
1
Units
1
Total area
29,102 SF
Lot
3.29 ac (143,312 SF)
Zoning code
AM
APN
27-13-427-068
UPID
US86-0175179
Jurisdiction
SALT LAKE
Zoning & alternative use
AM · Sandy, UT
Zoning AM · permitted uses
AM · 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.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$2.3M
RETAIL STORES
Est. value
$2.5M
WAREHOUSE, STORAGE
Est. value
$2.2M
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
FORCED AIR
Stories
1
Buildings
3
Units
1
Lot
3.29 ac
Current owner
From public records · entity-resolved
T J Real Estate Holdings LLC
Entity
Mailing address
11576 S STATE ST, DRAPER, UT 84020-6431
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2025
—
Tj Real Estate Holdings LLC
—
Deed
related
$4,000,000 · Goldenwest FCU
Nov 5, 2021
—
T J Real Estate Holdings LLC
Kmam Real Estate LLC
Warranty Deed
$5,200,000 · Goldenwest FCU
Apr 20, 2020
—
Kmam Real Estate LLC
—
Deed
related
$4,220,000 · Comerica Bank
Jun 30, 2016
—
Kmam Real Estate LLC
—
Deed
related
$7,750,996 · Comerica Bk
May 24, 2012
—
Kmam Real Estate LLC
Jewel Utah LLC
Grant Deed
$4,080,000 · Toyota Motor Credit Corp
Aug 7, 2009
$3,908,787
Jewel Utah LLC
Canfield Felicia B
Trustees Deed
related
—
Dec 3, 2002
—
10700 South LLC
107 South Daewood LLC
Grant Deed
related
$4,000,000 · Us Bank NA Nd
—
—
Kmam Real Estate LLC
—
Loan Modification
related
$7,750,996 · Comerica Bk
—
—
10700 South LLC
—
Deed Of Trust
related
$144,300 · Michael Morley
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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