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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Parking lots & garages
1255 7800th S, Sandy, UT 84094
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US86-0380730
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
2005
Construction
CONCRETE
Total area
103,000 SF
Lot
11.06 ac (481,774 SF)
Zoning code
SD
APN
22-29-482-006
UPID
US86-0380730
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
by Request
Blend (final)
Blend
$885k
Owner & transaction history
Tally Three LLC · 3 yrs held
Tally Three LLC
since 2023
5 recorded transactions
Zoning & alternative use
SD · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$1,215,000
Current use
Blend value · Realmo final
$885k
Range $797k – $974k · ±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
$9 / 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
$12
Tax year 2023
Assessed value
$1,300
Assessed 2023
Previous assessed
$1,300
+0.0% YoY
Effective rate
0.92%
On assessed value
Assessed land
$300
Assessed improvement
$1,000
Land market value
$300
Improvement market value
$1,000
Total market value
$1,300
Applied tax rate
35.0000
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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
2005
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
2
Units
699
Total area
103,000 SF
Lot
11.06 ac (481,774 SF)
Zoning code
SD
APN
22-29-482-006
UPID
US86-0380730
Jurisdiction
SALT LAKE
Zoning & alternative use
SD · Sandy, UT
Zoning SD · permitted uses
SD · 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
PARKING LOT Current
Est. value
$1.2M
PARKING LOT Current
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
2005
Construction
CONCRETE
Heating
NONE
Stories
2
Buildings
2
Units
699
Lot
11.06 ac
Current owner
From public records · entity-resolved
Tally Three LLC
Entity
Mailing address
1000 S MAIN ST STE #104, SALT LAKE CITY, UT 84101-3175
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 13, 2023
—
Tally Three LLC
300 West Spe LLC
Special Warranty Deed
$1,900,000 · Genworth Life And Annuity Insurance Comp
Oct 22, 2019
—
Src Union Heights Owner LLC
Union Park Avenue Spe LLC
Special Warranty Deed
$13,212,500 · Ows Bca Funding LLC
Mar 5, 2014
—
Union Park Avenue Spe LLC
Us Bank NA 2007-pwr15
Trustees Deed
$6,750,000 · Keybank USA
Aug 27, 2012
$12,100,000
Bear Stearns Coml 2007-pwr15
Cunningham Brian D
Trustees Deed
related
—
Jan 12, 2007
—
Raddon Union Heights Retail Owner L
Raddon Union Heights LLC
Special Warranty Deed
$13,300,000 · Prudential Mortgage Capital Co LLC
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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