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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Warehouses
224 Cottage Ave Sandy, UT 84070-1431
Entity Owned
~
Est. High Equity
Property ID
US86-0662033
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1987
Total area
12,350 SF
Lot
1.05 ac (45,738 SF)
Zoning code
IC
APN
27-01-201-052
UPID
US86-0662033
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
-
Propane Equipment & Supply Big Box & Wholesale Store
-
Custom Pipe & Fabrication General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$705k
Blend (final)
Blend
$630k
Owner & transaction history
Lost Coast Enterprises LLC
Lost Coast Enterprises LLC
since 2025
4 recorded transactions
Zoning & alternative use
IC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Institutional Care IC District is designed to provide a safe, quiet living arrangement for patients and tenants who are in need of special care or medical attention
Zone name
Institutional Care
General category
CIVIC_INSTITUTIONAL
Zone area
12.87 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$955,000
+2.3%
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
Method
Estimation
Statistic approach
by Request
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$935,000
Current use
AUTO REPAIR, GARAGE
$955,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$51 / 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
$19,422
Tax year 2024
Assessed value
$1,975,600
Assessed 2024
Previous assessed
$1,975,600
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$500,800
Assessed improvement
$1,474,800
Land market value
$500,800
Improvement market value
$1,474,800
Total market value
$1,975,600
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1987
Heating
RADIANT
Stories
1
Total area
12,350 SF
Lot
1.05 ac (45,738 SF)
Zoning code
IC
APN
27-01-201-052
UPID
US86-0662033
Jurisdiction
SALT LAKE
Zoning & alternative use
IC · Sandy, UTZoning IC · permitted uses
IC · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Institutional Care IC District is designed to provide a safe, quiet living arrangement for patients and tenants who are in need of special care or medical attention
Zone name
Institutional Care
General category
CIVIC_INSTITUTIONAL
Zone area
12.87 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$955,000
WAREHOUSE, STORAGE Current
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
1987
Heating
RADIANT
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
Lost Coast Enterprises LLC
Entity
Mailing address
224 W COTTAGE AVE, SANDY, UT 84070-1431
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2025
—
Lost Coast Enterprises LLC
—
Deed
related
$1,163,000 · Mountain West Small Business Finance
Nov 26, 2025
—
Lost Coast Enterprises LLC
Ekwin LLC
Special Warranty Deed
$1,404,000 · Mountain America FCU
Sep 10, 2013
—
Ekwin LLC
Dee Charlene C Trust
Warranty Deed
—
—
—
Ekwin LLC
—
Deed Of Trust
related
$600,000 · Zions First National Bank
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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