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Property profile & analytics
OFF-MARKET
Estimated value
$7,885,000
Warehouses
1821 4000th S Roy, UT 84067-3103
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0316315
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
71,633 SF
Lot
5.12 ac (223,027 SF)
APN
08-457-0003
UPID
US86-0316315
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
-
Design Criteria, Inc. Factory Production Facility
-
Rotech Healthcare Inc Home Health Care Service
-
Trampoline Parks LLC. Park
-
iSeeAir, LLC Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Golden Spike Technology Center Business Service Center Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.61M
Comparable Approach
Comparable
$7.16M
Blend (final)
Blend
$7.89M
Owner & transaction history
Au Spike LLC · 4 yrs held
Au Spike LLC
since 2022
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.7M
+22.4%
Medical building
$9.4M
+8.5%
Restaurant
$9.4M
+8.1%
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 Roy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roy 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%
$9,325,000
6.5%
$8,610,000
7%
$7,995,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,705,000
Current use
OFFICE BUILDING
$10,650,000
Change: +22% · Conversion: Difficult
MEDICAL BUILDING
$9,445,000
Change: +9% · Conversion: Difficult
RESTAURANT
$9,410,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,485,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$7.89M
Range $7.10M – $8.67M · ±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
$110 / 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
$60,805
Tax year 2024
Assessed value
$5,597,000
Assessed 2024
Previous assessed
$5,597,000
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,075,200
Assessed improvement
$4,521,800
Land market value
$1,075,200
Improvement market value
$4,521,800
Total market value
$5,597,000
Applied tax rate
41.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Total area
71,633 SF
Lot
5.12 ac (223,027 SF)
APN
08-457-0003
UPID
US86-0316315
Jurisdiction
WEBER
Zoning & alternative use
Zoning · permitted uses
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
WAREHOUSE, STORAGE Current
Est. value
$8.7M
OFFICE BUILDING
Est. value
$10.7M
MEDICAL BUILDING
Est. value
$9.4M
RESTAURANT
Est. value
$9.4M
AUTO REPAIR, GARAGE
Est. value
$7.5M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
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
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Lot
5.12 ac
Current owner
From public records · entity-resolved
Au Spike LLC
Entity
Mailing address
1708 S MTN VW BLVD, WOODS CROSS, UT 84087-2486
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2022
—
Au Spike LLC
Reynolds Stone LLC
Warranty Deed
$3,800,000 · Security Mutual Financial Services
Jan 15, 2021
—
Reynolds Stone LLC
Ibp Funding Lc
Warranty Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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