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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Grocery and convenience stores
1710 Shields Ln South Jordan, UT 84095-9326
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0695232
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Total area
5,700 SF
Lot
1.84 ac (80,150 SF)
Zoning code
CN
APN
27-10-178-180
UPID
US86-0695232
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
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$533k
Blend (final)
Blend
$500k
Owner & transaction history
Cam Kg South Jordan LLC · 3 yrs held
Cam Kg South Jordan LLC
since 2023
3 recorded transactions
Zoning & alternative use
CN · South Jordan, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$820,000
+96.9%
Restaurant
$580,000
+39.3%
Medical building
$455,000
+9.0%
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
$470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$415,000
Current use
COMMERCIAL (GENERAL)
$820,000
Change: +97% · Conversion: Easy
RESTAURANT
$580,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$455,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$410,000
Change: -1% · Conversion: Easy
WAREHOUSE, STORAGE
$395,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$360,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$88 / 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
$17,101
Tax year 2023
Assessed value
$1,685,000
Assessed 2023
Previous assessed
$1,685,000
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$1,394,000
Assessed improvement
$291,000
Land market value
$1,394,000
Improvement market value
$291,000
Total market value
$1,685,000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Cooling
YES
Stories
1
Units
1
Total area
5,700 SF
Lot
1.84 ac (80,150 SF)
Zoning code
CN
APN
27-10-178-180
UPID
US86-0695232
Jurisdiction
SALT LAKE
Zoning & alternative use
CN · South Jordan, UTZoning CN · permitted uses
CN · South Jordan, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$415,000
COMMERCIAL (GENERAL)
Est. value
$820,000
RESTAURANT
Est. value
$580,000
MEDICAL BUILDING
Est. value
$455,000
RETAIL STORES
Est. value
$410,000
WAREHOUSE, STORAGE
Est. value
$395,000
AUTO REPAIR, GARAGE
Est. value
$360,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
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
Cooling
Yes
Stories
1
Units
1
Lot
1.84 ac
Current owner
From public records · entity-resolved
Cam Kg South Jordan LLC
Entity
Mailing address
4064 COLONY RD, DES MOINES, IA 50309
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2025
—
Cam Kg South Jordan LLC
—
Deed
related
—
Jan 9, 2023
—
Cam Kg South Jordan LLC
Kg Store 2501 LLC
Warranty Deed
$4,767,638 · Ameris Bank
May 13, 2022
—
Kg Store 2501 LLC
—
Deed
related
$5,696,000 · First National Bank Of Omaha
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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