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Property profile & analytics
OFF-MARKET
Estimated value
$24,530,000
Refrigerated & Cold Storage
1093 450th S Syracuse, UT 84075-8111
Entity Owned
Absentee Owner
Free & Clear
Property ID
US86-0709621
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
2020
Total area
404,354 SF
Lot
31.55 ac (1,374,318 SF)
Zoning code
I
APN
12-761-0005
UPID
US86-0709621
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$24.99M
Blend (final)
Blend
$24.53M
Owner & transaction history
UNITED STATES COLD STORAGE INC
UNITED STATES COLD STORAGE INC
Zoning & alternative use
I · Syracuse, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$38.0M
+119.7%
Apartment house (5+ units)
$34.6M
+100.0%
Auto repair, garage
$34.3M
+98.2%
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 Syracuse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Syracuse 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
$17,280,000
Current use
RETAIL STORES
$37,970,000
Change: +120% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$34,565,000
Change: +100% · Conversion: Difficult
AUTO REPAIR, GARAGE
$34,250,000
Change: +98% · Conversion: Easy
INDUSTRIAL (GENERAL)
$25,835,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$24.53M
Range $22.08M – $26.98M · ±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
$61 / 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
$479,724
Tax year 2024
Assessed value
$44,685,936
Assessed 2024
Previous assessed
$44,685,936
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$3,887,185
Assessed improvement
$40,798,751
Land market value
$7,067,610
Improvement market value
$74,179,549
Total market value
$81,247,159
Applied tax rate
354.0000
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
2020
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
404,354 SF
Lot
31.55 ac (1,374,318 SF)
Zoning code
I
APN
12-761-0005
UPID
US86-0709621
Jurisdiction
DAVIS
Zoning & alternative use
I · Syracuse, UTZoning I · permitted uses
I · Syracuse, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$17.3M
RETAIL STORES
Est. value
$38.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$34.6M
AUTO REPAIR, GARAGE
Est. value
$34.3M
INDUSTRIAL (GENERAL)
Est. value
$25.8M
WAREHOUSE, STORAGE Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
2020
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Lot
31.55 ac
Current owner
From public records · entity-resolved
UNITED STATES COLD STORAGE INC
Entity
Free & Clear · 0 yrs held
Mailing address
2 AQUARIUM DR STE #400, CAMDEN, NJ 08103-1000
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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