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Property profile & analytics
OFF-MARKET
Estimated value
$2,945,000
Retail space
10855 State St Sandy, UT 84070-4104
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0078796
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
22,080 SF
Lot
0.95 ac (41,382 SF)
Zoning code
LC
APN
28-18-354-084
UPID
US86-0078796
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
-
Uinta Golf (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.66M
Blend (final)
Blend
$2.95M
Owner & transaction history
Uintahop LLC · 3 yrs held
Uintahop LLC
since 2022
2 recorded transactions
Zoning & alternative use
LC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 intended that businesses in this zone will both enhance and blend into surrounding residential neighborhoods through creative architectural, de…
Zone name
Limited Commercial
General category
COMMERCIAL
Zone area
30.09 ac
Source
Realmo
Top alternative use upside
Medical building
$3.8M
+99.7%
Commercial (general)
$3.2M
+65.8%
Restaurant
$2.6M
+35.5%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,905,000
Current use
MEDICAL BUILDING
$3,800,000
Change: +100% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,155,000
Change: +66% · Conversion: Easy
RESTAURANT
$2,580,000
Change: +36% · Conversion: Easy
Blend value · Realmo final
$2.95M
Range $2.65M – $3.24M · ±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
$133 / 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
$52,798
Tax year 2023
Assessed value
$5,473,000
Assessed 2023
Previous assessed
$5,473,000
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$1,000,000
Assessed improvement
$4,473,000
Land market value
$1,000,000
Improvement market value
$4,473,000
Total market value
$5,473,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
2
Total area
22,080 SF
Lot
0.95 ac (41,382 SF)
Zoning code
LC
APN
28-18-354-084
UPID
US86-0078796
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
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 intended that businesses in this zone will both enhance and blend into surrounding residential neighborhoods through creative architectural, development, and site designs
Zone name
Limited Commercial
General category
COMMERCIAL
Zone area
30.09 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.2M
RESTAURANT
Est. value
$2.6M
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
2
Lot
0.95 ac
Current owner
From public records · entity-resolved
Uintahop LLC
Entity
Mailing address
4422 S PO BOX 683960TH DR, PARK CITY, UT 84068-3960
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2022
—
Uintahop LLC
—
Deed
related
$1,600,000 · Mountain America FCU
Jun 13, 2011
—
Uintahop LLC
—
Deed Of Trust
related
$2,300,000 · Zions First National Bank
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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