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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Retail space
10970 State St Sandy, UT 84070-4101
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US86-0533459
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,919 SF
Lot
0.97 ac (42,253 SF)
Zoning code
C-1
APN
27-13-476-050
UPID
US86-0533459
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
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$928k
Blend (final)
Blend
$720k
Owner & transaction history
Allov Property LLC
Allov Property LLC
since 2025
7 recorded transactions
Zoning & alternative use
C-1 · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+65.8%
Restaurant
$925,000
+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
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$685,000
Current use
COMMERCIAL (GENERAL)
$1,130,000
Change: +66% · Conversion: Easy
RESTAURANT
$925,000
Change: +36% · Conversion: Easy
AUTO REPAIR, GARAGE
$610,000
Change: -10% · Conversion: Difficult
WAREHOUSE, STORAGE
$600,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$91 / 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
$18,404
Tax year 2023
Assessed value
$1,907,700
Assessed 2023
Previous assessed
$1,907,700
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$992,900
Assessed improvement
$914,800
Land market value
$992,900
Improvement market value
$914,800
Total market value
$1,907,700
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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
5
Stories
1
Total area
7,919 SF
Lot
0.97 ac (42,253 SF)
Zoning code
C-1
APN
27-13-476-050
UPID
US86-0533459
Jurisdiction
SALT LAKE
Zoning & alternative use
C-1 · Sandy, UT
Zoning C-1 · permitted uses
C-1 · 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
RETAIL STORES Current
Est. value
$685,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
RESTAURANT
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$610,000
WAREHOUSE, STORAGE
Est. value
$600,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
5
Lot
0.97 ac
Current owner
From public records · entity-resolved
Allov Property LLC
Entity
Mailing address
9350 S 150TH E, SANDY, UT 84070-2702
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
—
Allov Property LLC
Miller Family Real Estate LLC
Special Warranty Deed
$800,000 · Ssppr LLC
May 2, 2022
—
Miller Family Real Estate LLC
Salt Lake City Corporation
Lease
—
Dec 17, 2018
—
Utah Dept Of Transportation
Miller Fam R/e LLC
Warranty Deed
related
—
Jun 5, 2017
—
Miller Fam R & E LLC
—
Deed
related
$279,000,000 · Comerica Bk
Jun 27, 2005
—
Miller Family Real Estate LLC
—
Grant Deed
related
$200,000,000 · Comerica Bk
—
—
Miller Family R & E LLC
—
Deed Of Trust
related
$280,000,000 · Comerica Bk
—
—
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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