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    Property profile & analytics

    1220 E 7800 S Sandy, UT 84094

    • Investment properties
    • 50,128 SF
    • 2.00 lot acres
    For Sale
    View listing
    $9,670,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US86-0546017
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • ChartLogic / Software Company
    • At the Rockies / Real Estate Agency
    • Marketware / Software Company

    Property Details for 1220 E 7800 S

    Year built
    2008
    Lot size
    2.00 lot acres
    Property size
    50,128 SF
    Zone code
    SD CN
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    22-32-228-015
    APU
    2232228015

    Description

    This exceptional Class A office building, constructed in 2011, offers a total of 49,589 square feet of versatile space in Sandy, Utah. Located at 1220 E 7800 S, 84094, this freestanding building sits on 1.44 acres of land in Salt Lake County and is ideally suited for owner-occupiers or investors seeking a prime location. The property boasts multiple tenancy options, with spaces ranging from a minimum of 11,493 square feet up to the entire 49,589 square feet. A significant advantage is the inclusion of a private parking garage providing 134 parking spaces – 67 covered and 67 uncovered – offering a generous 4.5/1,000 on-site parking ratio. The building is equipped with a backup generator, ensuring business continuity. Its strategic location provides convenient access to I-215 and is surrounded by the retail amenities of Union Heights and Fort Union, offering employees and visitors a wealth of nearby conveniences. This well-maintained property presents a rare opportunity to acquire a high-quality office building in a thriving commercial area. The building's traditional office design and ample parking make it an attractive option for a variety of businesses.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Sandy
    County
    Salt Lake
    State
    Utah
    Longitude
    -111.857
    Latitude
    40.6087
    CBSA code
    41620
    CBSA name
    SALT LAKE CITY, UT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $0.00
    $500
    $500
    $1,000
    -
    $500
    $500
    $1,000

    Comparable in this City

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    • Value Estimation by Request
      25 SF

      899 9400th S608u

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    • Value Estimation by Request
      25 SF

      883 9400th S408g

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    • Value Estimation by Request
      20 SF

      867 9400th S215o

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      897 9400th S605t

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    • Value Estimation by Request
      25 SF

      897 9400th S605s

      STORE/OFFICE (MIXED USE) • 25 SF
      897 9400th S605s, Sandy, UT 84094-3671
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      0.78 Acres

      Sandy Retail Pad - Quarry Bend

      Prime 0.78-acre retail lot for sale.
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    • $375,000
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      Sandy Commercial Land - $375K

      0.42-acre commercial lot, ready to build.
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    • $9,670,000
      49,589 SF

      Class-A Office Building with Parking

      Well-maintained office building with private parking in Sandy, Utah.
      1220 E 7800 S, Sandy, UT 84094
      View Details
    • $11,250,000
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      High Point Office Building, Sandy, UT

      Class A Office, 49,589 SF, Vacant
      1218 7800, Midvale, UT 84094
      View Details
    • $500,000
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      Professionally Designed Office Suite

      Versatile office suite in high-demand commercial area.
      750 E 9000 S, Sandy, UT 84094
      View Details

    Similar Nearby for Lease

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      450,000 SF

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    • $22 SF/Yr
      1,925 SF

      Class-A Office Space Available

      Well-maintained office space with freeway access and ample parking.
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      View Details
    • $15 SF/Yr
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      Sandy Office/Retail Space Available

      2,763 SF office/retail space with private entrance.
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      View Details
    • Contact for pricing
      5,388 SF

      Retail Pads in Smith's Center

      Retail pads available for ground lease or build-to-suit.
      10257-10305 S 1300 E, Sandy, UT 84094
      View Details
    • $22 SF/Yr
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      High Pointe Office Suites Available

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    • $14 SF/Yr
      1,795 SF

      Sandy Office Space Available

      Office space for rent in Sandy, Utah, divisible suites.
      870 E 9400 S, Sandy, UT 84094
      View Details
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    1220 E 7800 S
    Sandy, UT 84094
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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