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Property profile & analytics
OFF-MARKET
Estimated value
$1,820,000
Investment properties
11175 Redwood Rd South Jordan, UT 84095-8208
Entity Owned
~
Est. High Equity
Property ID
US86-0017577
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1983
Total area
15,836 SF
Lot
1.39 ac (60,548 SF)
Zoning code
O-S
APN
27-22-201-023
UPID
US86-0017577
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
$1.49M
Blend (final)
Blend
$1.82M
Owner & transaction history
Beacon Investment Holdings LLC
Beacon Investment Holdings LLC
since 2025
7 recorded transactions
Zoning & alternative use
O-S · South Jordan, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.4M
+4.2%
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 South Jordan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Jordan 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)
$2,275,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,370,000
Change: +4% · Conversion: Moderate
Blend value · Realmo final
$1.82M
Range $1.64M – $2.00M · ±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
$115 / 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
$13,364
Tax year 2023
Assessed value
$1,316,800
Assessed 2023
Previous assessed
$1,316,800
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$864,100
Assessed improvement
$452,700
Land market value
$864,100
Improvement market value
$452,700
Total market value
$1,316,800
Applied tax rate
38.0000
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
1983
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
15,836 SF
Lot
1.39 ac (60,548 SF)
Zoning code
O-S
APN
27-22-201-023
UPID
US86-0017577
Jurisdiction
SALT LAKE
Zoning & alternative use
O-S · South Jordan, UT
Zoning O-S · permitted uses
O-S · South Jordan, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Jordan. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
1983
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.39 ac
Current owner
From public records · entity-resolved
Beacon Investment Holdings LLC
Entity
Mailing address
11175 S REDWOOD RD, SOUTH JORDAN, UT 84095-8208
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2025
—
Beacon Investment Holdings LLC
True North Investments LP
Warranty Deed
$1,074,000 · Mountain West Small Business Financ
Apr 24, 2025
—
Beacon Investment Holdings LLC
True North Investments LP
Warranty Deed
$2,427,342 · University First FCU
Apr 13, 2022
—
Stillwater Academy LLC
True North Investments LLC
Lease
—
May 29, 2009
—
True North Investments
—
Deed Of Trust
related
$1,370,000 · Bank Of American Fork
May 25, 2007
—
Bach Land & Dev LLC
Breinholt,robert H
Trustees Deed
$8,385,000 · Us Bk
Aug 16, 2006
—
Dream Home Builders
True North Investments
Quit Claim Deed
related
—
Jun 27, 2006
—
Dream Home Builders
Delandrae Terry R Fam Trust
Quit Claim Deed
related
—
Jun 2, 2006
—
Delandrae Terry R Family
Dream Home Builders
Quit Claim Deed
related
—
May 26, 2006
—
True North Investments
Dream Home Builders
Quit Claim Deed
related
—
Apr 21, 2006
—
Dream Home Builders
True North Investments
Quit Claim Deed
related
—
—
—
Bach Land & Dev LLC
—
Deed Of Trust
related
$3,600,000 · J L Salt Construction INC
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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