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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Distribution centers
2166 2425th S Woods Cross, UT 84087-2372
Entity Owned
17-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-0650537
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1998
Total area
5,000 SF
Lot
7.97 ac (347,173 SF)
Zoning code
I-1A
APN
06-307-0002
UPID
US86-0650537
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
$600k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$590k
Owner & transaction history
Rfr Holdings LLC · 17 yrs held
Rfr Holdings LLC
since 2009
3 recorded transactions
Zoning & alternative use
I-1A · Woods Cross, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$640,000
+166.9%
Restaurant
$595,000
+147.9%
Apartment house (5+ units)
$510,000
+112.9%
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 Woods Cross submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woods Cross 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
$600,000
CAP Approach
CAP Return
Estimation
6%
$625,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$640,000
Change: +167% · Conversion: Difficult
RESTAURANT
$595,000
Change: +148% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$510,000
Change: +113% · Conversion: Difficult
RETAIL STORES
$505,000
Change: +111% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$420,000
Change: +75% · Conversion: Easy
Blend value · Realmo final
$590k
Range $531k – $649k · ±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
$118 / 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
$31,392
Tax year 2024
Assessed value
$1,650,787
Assessed 2024
Previous assessed
$1,650,787
+0.0% YoY
Effective rate
1.90%
On assessed value
Assessed land
$1,271,989
Assessed improvement
$378,798
Land market value
$2,312,708
Improvement market value
$688,725
Total market value
$3,001,433
Applied tax rate
70.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1998
Heating
SPACE
Stories
1
Units
1
Total area
5,000 SF
Lot
7.97 ac (347,173 SF)
Zoning code
I-1A
APN
06-307-0002
UPID
US86-0650537
Jurisdiction
DAVIS
Zoning & alternative use
I-1A · Woods Cross, UT
Zoning I-1A · permitted uses
I-1A · Woods Cross, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woods Cross. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$640,000
RESTAURANT
Est. value
$595,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$510,000
RETAIL STORES
Est. value
$505,000
INDUSTRIAL (GENERAL)
Est. value
$420,000
OFFICE BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1998
Heating
SPACE
Stories
1
Units
1
Lot
7.97 ac
Current owner
From public records · entity-resolved
Rfr Holdings LLC
Entity
Free & Clear · 17 yrs held
Mailing address
12064 S 4130TH W, RIVERTON, UT 84096-7303
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
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
Jul 14, 2009
—
Rfr Holdings LLC
Steffensen,david
Grant Deed
related
—
Feb 23, 2009
—
P & M Branch LLP
South Bountiful Auto Prts & Wr
Quit Claim Deed
related
—
Jul 2, 2008
—
Valentine Estates LLC
Woods Cross City
Quit Claim Deed
related
—
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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