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Property profile & analytics
OFF-MARKET
Estimated value
$2,465,000
Community centers
2081 9400th S Sandy, UT 84093-3128
Entity Owned
2-yr Hold
Free & Clear
Property ID
US86-1216107
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1987
Total area
16,350 SF
Lot
4.38 ac (190,793 SF)
Zoning code
CN
APN
28-03-351-037
UPID
US86-1216107
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
-
Pella Nail Salon Nail Salon
-
Pella Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.47M
Owner & transaction history
Smiths Food & Drug Centers INC · 2 yrs held
Smiths Food & Drug Centers INC
since 2024
7 recorded transactions
Zoning & alternative use
CN · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$151 / 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
$57,218
Tax year 2023
Assessed value
$5,888,400
Assessed 2023
Previous assessed
$5,888,400
+0.0% YoY
Effective rate
0.97%
On assessed value
Assessed land
$4,149,700
Assessed improvement
$1,738,700
Land market value
$4,149,700
Improvement market value
$1,738,700
Total market value
$5,888,400
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1987
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
7
Total area
16,350 SF
Lot
4.38 ac (190,793 SF)
Zoning code
CN
APN
28-03-351-037
UPID
US86-1216107
Jurisdiction
SALT LAKE
Zoning & alternative use
CN · Sandy, UT
Zoning CN · permitted uses
CN · 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.
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
7
Lot
4.38 ac
Current owner
From public records · entity-resolved
Smiths Food & Drug Centers INC
Entity
Free & Clear · 2 yrs held
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2024
—
Smiths Food & Drug Centers INC
Jpk Canyon Center Owner LLC
Special Warranty Deed
—
Aug 17, 2018
—
Jpk Canyon Center Owner LLC
Pacific Castle Canyon Center LLC
Special Warranty Deed
$6,700,000 · Starwood Mortgage Capital LLC
Nov 1, 2017
—
Zb NA
Pacific Castle Canyon Center L
Grant Deed
related
—
Nov 3, 2015
—
Pacific Castle Canyon Center L
Dees INC
Grant Deed
$6,272,500 · Bank Of Ut
Sep 6, 2012
—
Terratron INC
—
Grant Deed
related
$1,616,000 · Zions First Nat'l Bk
—
—
Terratron INC
—
Loan Modification
related
$1,866,000 · Zions First Nat'l Bk
—
—
Dees INC
—
Deed Of Trust
related
$4,975,000 · Wells Fargo Bk
—
—
Terratron INC
—
Loan Modification
related
$1,730,000 · Zions First Nat'l 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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