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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Manufacturing properties
2482 3270th W West Valley City, UT 84119-1116
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0275600
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1971
Construction
STEEL FRAME
Total area
16,115 SF
Lot
2.76 ac (120,226 SF)
Zoning code
M
APN
15-20-427-024
UPID
US86-0275600
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
$640k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$651k
Blend (final)
Blend
$645k
Owner & transaction history
West Coal Holdings INC · 9 yrs held
West Coal Holdings INC
since 2016
6 recorded transactions
Zoning & alternative use
M · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$965,000
+45.4%
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 West Valley City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Valley City 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
$640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$665,000
Current use
WAREHOUSE, STORAGE
$965,000
Change: +45% · Conversion: Easy
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$40 / 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
$25,019
Tax year 2024
Assessed value
$2,108,100
Assessed 2024
Previous assessed
$2,108,100
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,119,900
Assessed improvement
$988,200
Land market value
$1,119,900
Improvement market value
$988,200
Total market value
$2,108,100
Applied tax rate
24.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1971
Construction
STEEL FRAME
Heating
SPACE
Cooling
EVAPORATIVE
Buildings
3
Stories
2
Total area
16,115 SF
Lot
2.76 ac (120,226 SF)
Zoning code
M
APN
15-20-427-024
UPID
US86-0275600
Jurisdiction
SALT LAKE
Zoning & alternative use
M · West Valley City, UT
Zoning M · permitted uses
M · West Valley City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Valley City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$665,000
WAREHOUSE, STORAGE
Est. value
$965,000
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1971
Construction
STEEL FRAME
Heating
SPACE
Cooling
Yes
Stories
2
Buildings
3
Lot
2.76 ac
Current owner
From public records · entity-resolved
West Coal Holdings INC
Entity
Mailing address
3156 E AUTUMN LN, EAGLE MOUNTAIN, UT 84005-4215
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2016
—
West Coal Holdings INC
Royal Reserve LLC
Warranty Deed
$1,818,000 · Bank Of American Fork
Feb 4, 2010
—
Royal Reserve LLC
Northslope Investments LLC
Warranty Deed
$760,000 · Northslope Investments LLC
Jun 5, 2008
—
Relative Investments INC
Relative Investments INC
Quit Claim Deed
related
—
Nov 15, 2007
—
Relative Investments INC
Relative Investments INC
Quit Claim Deed
related
—
Nov 2, 2007
—
Relative Investments LLC
Relative Investments LLC
Quit Claim Deed
related
—
Mar 9, 1999
—
Relative Investments INC
D & G Leasing Co
Grant Deed
$220,192 · First Utah 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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