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    264 Glendale St Salt Lake City, UT 84104-1214
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    Property profile & analytics

    264 Glendale St, Salt Lake City, UT 84104-1214

    View on Map
    • Warehouses
    • 30,564 SF
    • 0.73 lot acres
    Off-Market
    Property ID
    US86-0400240
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $885,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Warehouses

    Property Details for 264 Glendale St

    Year built
    1934
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    0.73 lot acres
    Zone code
    CN
    Property type
    Warehouses
    Property subtype
    Self storage facilities
    APN
    15-02-176-017
    APU
    1502176017

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    May 8, 2012 — Cow Casa LLC Strader,james W & Lezlie Warranty Deed $324k · Zions First National Bank
    Aug 21, 2007 — James W Strader Wernli INC Warranty Deed $400k · Wernli INC
    Dec 26, 2000 — Wernli INC John H Wernli INC Quit Claim Deed · related $201k · Brighton Bank
    — — Cow Casa LLC — Deed Of Trust · related $273k · Utah Certified Development Co
    — — Cow Casa LLC — Deed Of Trust · related $324k · Zions First National Bank

    Description

    This Salt Lake City warehouse, part of the ICOW Building, offers 10,823 square feet of immediately available space within a larger 35,325 square foot multi-tenant building. Located at 264 South Glendale Street, Salt Lake City, UT 84104, this property boasts convenient access to the 400 South freeway exit, providing easy transportation throughout the Salt Lake Valley. The warehouse features an 18-foot ceiling height, ideal for various industrial uses, and is equipped with 3-phase power. The building is situated in North Salt Lake County, offering proximity to a variety of restaurants and hotels. Enjoy stunning mountain views as part of this exceptional opportunity. While the listed space is 10,823 square feet, the inclusion of bonus mezzanine storage increases the total usable area to 14,109 square feet, resulting in an effective rate of $0.69 per square foot. This represents a significant value proposition in the current market. The property is classified as industrial and is of the warehouse subtype.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $1,045,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $725,000
      Market price range: $672k - $1.98M

    • Alternative Use

      Use
      Estimation
      WAREHOUSE, STORAGE
      $1,300,000
      Current use
      NEIGHBORHOOD: SHOPPING CENTER
      $1,465,000
      Change: +13% Conversion: Moderate

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Salt Lake City
    County
    Salt Lake
    State
    Utah
    Longitude
    -111.924
    Latitude
    40.7634
    CBSA code
    41620
    CBSA name
    SALT LAKE CITY, UT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $28,767
    $453,100
    $2,456,800
    $2,909,900
    -
    $453,100
    $2,456,800
    $2,909,900

    Comparable in this City

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      View Details
    • Value Estimation
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      50,714 SF

      4282 1730th S

      MINI-WAREHOUSE, STORAGE
      4282 1730th S, Salt Lake City, UT 84104-4883
      View Details

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    Salt Lake City, UT 84104-1214
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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