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Property profile & analytics
OFF-MARKET
Estimated value
$1,115,000
Investment properties
10885 State St Sandy, UT 84070-4104
Entity Owned
~
Est. High Equity
Property ID
US86-0480972
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1993
Construction
WOOD FRAME
Total area
9,139 SF
Lot
0.99 ac (43,124 SF)
Zoning code
LC
APN
28-18-354-037
UPID
US86-0480972
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
-
Nelson, Snuffer, Dahle & Poulsen, P.C., Attorneys At Law Law Firm
-
Hunt & Hunt Law Firm
-
AlphaCFO Services Consultant
-
Gephardt Daily Newspaper & Magazine Television Studio
-
Hunt & Rudd Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$955k
Blend (final)
Blend
$1.12M
Owner & transaction history
Mountain West Financial LLC
Mountain West Financial LLC
since 2026
5 recorded transactions
Zoning & alternative use
LC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+20.4%
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
COMMERCIAL (GENERAL)
$1,305,000
Current use
MEDICAL BUILDING
$1,575,000
Change: +20% · Conversion: Easy
RESTAURANT
$1,070,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.12M
Range $1.00M – $1.23M · ±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
$122 / 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
$13,063
Tax year 2023
Assessed value
$1,354,100
Assessed 2023
Previous assessed
$1,354,100
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$949,800
Assessed improvement
$404,300
Land market value
$949,800
Improvement market value
$404,300
Total market value
$1,354,100
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1993
Construction
WOOD FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
9,139 SF
Lot
0.99 ac (43,124 SF)
Zoning code
LC
APN
28-18-354-037
UPID
US86-0480972
Jurisdiction
SALT LAKE
Zoning & alternative use
LC · Sandy, UT
Zoning LC · permitted uses
LC · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.6M
RESTAURANT
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1993
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.99 ac
Current owner
From public records · entity-resolved
Mountain West Financial LLC
Entity
Mailing address
1382 W HEATHER BRAE CT, SOUTH JORDAN, UT 84095-2437
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2026
—
Mountain West Financial LLC
Homegen LLC
Special Warranty Deed
—
Sep 26, 2024
—
Homegen LLC
—
Deed
related
$2,000,000 · Tmrr LLC
May 15, 2024
—
Arrive Home LLC
Robert D Dahle
Warranty Deed
—
May 23, 2006
—
Julie A Nelson
Nelson,j D
Quit Claim Deed
related
—
Feb 22, 1999
—
Timothy M Willardson
Nelson,j D
Quit Claim Deed
related
$310,000 · Bank One Utah
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
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