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Property profile & analytics
OFF-MARKET
Estimated value
$4,860,000
Warehouses
10905 Auto Mall Dr Sandy, UT 84070-4162
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0478800
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
58,594 SF
Lot
5.43 ac (236,531 SF)
Zoning code
AM
APN
27-13-476-042
UPID
US86-0478800
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
-
Chrysler Jeep Dodge Ram Sandy Parts Department Auto Parts Store
-
Jeep Chrysler Dodge Ram Parts Auto Parts Store
-
Larry H. Miller - DODGE Car Dealership
-
Larry H. Miller - JEEP Car Dealership
-
Larry H. Miller - Chrysler Car Dealership Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.87M
Blend (final)
Blend
$4.86M
Owner & transaction history
Lhm Lcj LLC · 4 yrs held
Lhm Lcj LLC
since 2021
5 recorded transactions
Zoning & alternative use
AM · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is established to provide standards for the development of land parcels within the Auto mall Development Area Master Plan
Zone name
Auto Mall
General category
UNKNOWN
Zone area
120.92 ac
Source
Realmo
Top alternative use upside
Restaurant
$6.8M
+54.7%
Retail stores
$5.1M
+14.1%
Auto repair, garage
$4.5M
+2.3%
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
WAREHOUSE, STORAGE
$4,425,000
Current use
RESTAURANT
$6,845,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$5,050,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,530,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$4.86M
Range $4.37M – $5.35M · ±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
$83 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$131,548
Tax year 2024
Assessed value
$13,648,900
Assessed 2024
Previous assessed
$13,648,900
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$5,312,200
Assessed improvement
$8,336,700
Land market value
$5,312,200
Improvement market value
$8,336,700
Total market value
$13,648,900
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
7
Stories
1
Total area
58,594 SF
Lot
5.43 ac (236,531 SF)
Zoning code
AM
APN
27-13-476-042
UPID
US86-0478800
Jurisdiction
SALT LAKE
Zoning & alternative use
AM · Sandy, UTZoning AM · permitted uses
AM · 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 provide standards for the development of land parcels within the Auto mall Development Area Master Plan
Zone name
Auto Mall
General category
UNKNOWN
Zone area
120.92 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.4M
RESTAURANT
Est. value
$6.8M
RETAIL STORES
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$4.5M
WAREHOUSE, STORAGE Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Buildings
7
Lot
5.43 ac
Current owner
From public records · entity-resolved
Lhm Lcj LLC
Entity
Mailing address
2905 PREMIERE PKWY, DULUTH, GA 30097-5247
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
—
Lhm Lcj LLC
Miller Family Real Estate LLC
Special Warranty Deed
$1,000,000 · Bank Of America NA
Jun 5, 2017
—
Miller Fam R & E LLC
—
Deed
related
$279,000,000 · Comerica Bk
Jun 27, 2005
—
Miller Family Real Estate LLC
—
Deed Of Trust
related
$200,000,000 · Comerica Bank
—
—
Miller Family R/e LLC
—
Deed Of Trust
related
$280,000,000 · Comerica Bank
—
—
Miller Fam R & E LLC
—
Loan Modification
related
$279,000,000 · Comerica Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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