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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Industrial properties
2550 2570th W West Valley City, UT 84119-1240
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US86-0254004
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,230 SF
Lot
1 ac (43,560 SF)
Zoning code
M
APN
15-21-402-021
UPID
US86-0254004
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
$900k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$897k
Blend (final)
Blend
$900k
Owner & transaction history
Bkf Confluence LLC · 2 yrs held
Bkf Confluence LLC
since 2024
5 recorded transactions
Zoning & alternative use
M · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+69.4%
Auto repair, garage
$1.4M
+62.5%
Warehouse, storage
$1.2M
+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
$900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$835,000
Current use
RETAIL STORES
$1,415,000
Change: +69% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,355,000
Change: +63% · Conversion: Easy
WAREHOUSE, STORAGE
$1,215,000
Change: +45% · Conversion: Easy
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$44 / 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
$34,509
Tax year 2024
Assessed value
$2,907,700
Assessed 2024
Previous assessed
$2,907,700
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$417,800
Assessed improvement
$2,489,900
Land market value
$417,800
Improvement market value
$2,489,900
Total market value
$2,907,700
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
2
Stories
2
Units
1
Total area
20,230 SF
Lot
1 ac (43,560 SF)
Zoning code
M
APN
15-21-402-021
UPID
US86-0254004
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
$835,000
RETAIL STORES
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.2M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
2
Buildings
2
Units
1
Lot
1 ac
Current owner
From public records · entity-resolved
Bkf Confluence LLC
Entity
Mailing address
PO BOX 520593, SALT LAKE CITY, UT 84152-0593
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2024
—
Bkf Confluence LLC
Carter Brothers INC
Warranty Deed
$2,450,000 · Mountain America FCU
—
—
Carter Brothers INC
—
Deed Of Trust
related
$600,000 · First National Bank Layton
—
—
Carter Brothers INC
—
Deed Of Trust
related
$206,000 · Key Bank NA
—
—
Carter Brothers INC
—
Deed Of Trust
related
$307,000 · Key Bank Of Utah
—
—
Carter Brothers INC
—
Deed Of Trust
related
$570,000 · Us Bank NA
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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