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Property profile & analytics
OFF-MARKET
Estimated value
$5,830,000
Industrial properties
1132 500th W, Salt Lake City, UT 84101-3018
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0328614
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
64,340 SF
Lot
4.94 ac (215,186 SF)
Zoning code
CG
APN
15-12-304-002
UPID
US86-0328614
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
-
Brahma Group Corporate Office Corporate Office
-
JT Thorpe General Contractor Renovation Specialist
-
Brahma Group Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.50M
Comparable Approach
Comparable
$5.17M
Blend (final)
Blend
$5.83M
Owner & transaction history
Canyonlands Apartments LLC · 9 yrs held
Canyonlands Apartments LLC
since 2016
7 recorded transactions
Zoning & alternative use
CG · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.5M
+144.8%
Retail stores
$7.2M
+108.7%
Warehouse, storage
$4.8M
+39.6%
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 Salt Lake City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salt Lake City 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%
$7,035,000
6.5%
$6,495,000
7%
$6,030,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$8,490,000
Change: +145% · Conversion: Difficult
RETAIL STORES
$7,235,000
Change: +109% · Conversion: Moderate
WAREHOUSE, STORAGE
$4,840,000
Change: +40% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,645,000
Change: +34% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,610,000
Change: +33% · Conversion: Difficult
RESTAURANT
$4,320,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$5.83M
Range $5.25M – $6.41M · ±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 2024Property tax & assessments
Tax year 2024
Tax billed
$163,065
Tax year 2024
Assessed value
$17,112,500
Assessed 2024
Previous assessed
$17,112,500
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$3,066,400
Assessed improvement
$14,046,100
Land market value
$3,066,400
Improvement market value
$14,046,100
Total market value
$17,112,500
Applied tax rate
13.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
2
Stories
2
Units
1
Total area
64,340 SF
Lot
4.94 ac (215,186 SF)
Zoning code
CG
APN
15-12-304-002
UPID
US86-0328614
Jurisdiction
SALT LAKE
Zoning & alternative use
CG · Salt Lake City, UT
Zoning CG · permitted uses
CG · Salt Lake City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salt Lake City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$8.5M
RETAIL STORES
Est. value
$7.2M
WAREHOUSE, STORAGE
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.6M
RESTAURANT
Est. value
$4.3M
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
2
Buildings
2
Units
1
Lot
4.94 ac
Current owner
From public records · entity-resolved
Canyonlands Apartments LLC
Entity
Mailing address
251 E ADAM LN, WASHINGTON, UT 84780-2145
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2019
—
Modena Investments LLC
—
Deed
related
$4,894,685 · First Community Bank
Nov 9, 2016
—
Modena Investments LLC
—
Deed
related
$4,878,000 · The First National Bank Of Layton
Oct 24, 2016
—
Canyonlands Apartments LLC
Es 156328 Lc
Warranty Deed
—
Jan 22, 2016
—
Es 156328 Lc
Modena Investments LLC
Grant Deed
related
—
Jan 14, 2016
—
Modena Investments LLC
Sts Properties LLC
Grant Deed
—
Aug 5, 2015
—
Sts Properties LLC
Sts Investments LLC
Quit Claim Deed
related
—
Jul 2, 2015
—
Sts Investments LLC
California Avenue I LLC
Grant Deed
related
—
Oct 25, 2011
—
California Avenue I LLC
—
Deed Of Trust
related
$2,500,000 · Larsen Randy Family Trust (pt)
May 10, 2007
—
California Avenue I LLC
—
Deed Of Trust
related
$11,000,000 · Precision Bank
Jul 9, 1998
—
1100 South LLC
—
Deed Of Trust
related
$1,000,000 · Bank Of Utah
—
—
Modena Investments LLC
—
Deed Of Trust
related
$650,000 · Keybank USA
—
—
1100 South LLC
—
Deed Of Trust
related
$1,150,000 · Bank Of Utah
—
—
California Avenue I LLC
—
Deed Of Trust
related
$1,900,000 · Private Individual
—
—
Modena Investments LLC
—
Deed Of Trust
related
$4,820,000 · Keybank USA
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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