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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Strip malls
1295 Miller Ave, Salt Lake City, UT 84106-4394
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US86-0663566
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2004
Total area
11,476 SF
Lot
1.21 ac (52,708 SF)
Zoning code
C-3
APN
16-29-428-015
UPID
US86-0663566
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
-
Wasatch Fitness Academy Gym & Fitness Center
-
Glade E. Baldwin, RPH Pharmacy
-
Blacksmith Ice Cream Co. Grocery & Convenience Store Specialty Food Shop
-
Lisa Burrup Pharmacy
-
Gem Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$737k
Blend (final)
Blend
$775k
Owner & transaction history
Four Seasons Apartment · 7 yrs held
Four Seasons Apartment
since 2019
3 recorded transactions
Zoning & alternative use
C-3 · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+118.5%
Retail stores
$1.1M
+84.2%
Auto repair, garage
$915,000
+60.2%
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 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
$810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$570,000
Current use
COMMERCIAL (GENERAL)
$1,245,000
Change: +119% · Conversion: Easy
RETAIL STORES
$1,050,000
Change: +84% · Conversion: Easy
AUTO REPAIR, GARAGE
$915,000
Change: +60% · Conversion: Difficult
WAREHOUSE, STORAGE
$835,000
Change: +47% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$705,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$68 / 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
$41,290
Tax year 2023
Assessed value
$3,509,900
Assessed 2023
Previous assessed
$3,509,900
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,401,600
Assessed improvement
$2,108,300
Land market value
$1,401,600
Improvement market value
$2,108,300
Total market value
$3,509,900
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2004
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Units
9
Total area
11,476 SF
Lot
1.21 ac (52,708 SF)
Zoning code
C-3
APN
16-29-428-015
UPID
US86-0663566
Jurisdiction
SALT LAKE
Zoning & alternative use
C-3 · Salt Lake City, UT
Zoning C-3 · permitted uses
C-3 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$570,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$915,000
WAREHOUSE, STORAGE
Est. value
$835,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$705,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2004
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Units
9
Lot
1.21 ac
Current owner
From public records · entity-resolved
Four Seasons Apartment
Individual
Mailing address
1656 W REUNION AVE, SOUTH JORDAN, UT 84095-4621
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2019
—
Four Seasons Apartment
Cassy K Chun
Warranty Deed
$2,300,000 · Brighton Bank
Aug 22, 2018
—
Chun Family Trust
—
Deed
related
$1,264,000 · Hanmi Bk
—
—
Chun Family Trust
—
Loan Modification
related
$1,264,000 · Hanmi 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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