Entity Owned
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For Sale
Contact for pricing
2284 W 3650 S, West Valley City, UT 84119
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Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1963
Construction
WOOD FRAME
Total area
3,162 SF
Lot
0.26 ac (11,326 SF)
Zoning code
R-1-8
APN
15-33-227-011
UPID
US86-0423370
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$779k
Blend (final)
Blend
$310k
Owner & transaction history
since 2023
7 recorded transactions
Zoning & alternative use
R-1-8 · West Valley City, UT
Zoning description
The Intent of this to promote Single Unit Dwelling Residential Uses
General category
RESIDENTIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$310k
Value range
$279k – $341k
±10% around blend
Estimated value / SF
$98 / SF
Confidence
Property data
100
Comparable evidence
60
$279k
blend $310k
$341k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,162 SF
Lot area
0.26 ac
Year built
1963
Stories
1
APN
15-33-227-011
Zoning
R-1-8
Assessed value
$766,500
Annual tax
$5,226
3
Income approach: direct capitalization
Partial preview
Income approach indication
$670k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$725k
@ 6.5% CAP return
$670k
@ 7% CAP return
$625k
4
Sales comparison
Partial preview
Sales approach indication
$779k
Range $117k – $779k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$310k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$766k
Move the market yield to see immediate price impact.
Value / SF
$242
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$48k
$966k
$690k
$537k
$54k
$1.07M
$766k
$596k
$59k
$1.18M
$843k
$656k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,226
Tax year 2023
Assessed value
$766,500
Assessed 2023
Previous assessed
$766,500
+0.0% YoY
Effective rate
0.68%
On assessed value
Assessed land
$246,800
Assessed improvement
$519,700
Land market value
$246,800
Improvement market value
$519,700
Total market value
$766,500
Applied tax rate
24.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Status
For Sale
Year built
1963
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Units
2
Total area
3,162 SF
Lot
0.26 ac (11,326 SF)
Zoning code
R-1-8
APN
15-33-227-011
UPID
US86-0423370
Jurisdiction
SALT LAKE
Zoning & alternative use
R-1-8 · West Valley City, UTZoning R-1-8 · permitted uses
R-1-8 · West Valley City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The Intent of this to promote Single Unit Dwelling Residential Uses
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1963
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Units
2
Lot
0.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R-1-8
RESIDENTIAL
Jurisdiction
West Valley City, UT
Recorded code
R-1-8
Official district
R-1-8
Official district profile
What the municipal code says about R-1-8
Zoning description
The Intent of this to promote Single Unit Dwelling Residential Uses
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-1-8 in West Valley City, UT.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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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