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2650 Decker Lake Blvd, West Valley City, UT 84119
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Property summary
AI-generated overview
The Franklin and Adams office buildings in West Valley City, Utah comprise a campus setting totaling approximately 39,841 square feet. The buildings offer office space configured in a range of sizes, including approximately 12,238 to 120,075 square feet in the Franklin Building and approximately 5,385 square feet in the Adams Building. The campus is positioned with direct freeway access to major routes. On-site amenities include a cafeteria, a gym, and a conference room with seating capacity for approximately 200 people, located overlooking a pond in a central courtyard.
Property profile
Verified
Property type
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1995
Construction
STEEL FRAME
Total area
156,646 SF
Lot
9.2 ac (400,752 SF)
Zoning code
M
APN
15-21-476-027
UPID
US86-0574061
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Employment Agency
-
Employment Agency
-
Employment Agency
-
Travel Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$33.26M
Comparable Approach
Comparable
$22.98M
Blend (final)
Blend
$28.12M
Owner & transaction history
since 2018
6 recorded transactions
Zoning & alternative use
M · West Valley City, UT
Zoning description
The Intent of this to promote Manufacturing Uses
General category
INDUSTRIAL
Top alternative use upside
Apartment house (5+ units)
$43.2M
+91.0%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$28.12M
Value range
$25.30M – $30.93M
±10% around blend
Estimated value / SF
$179 / SF
Confidence
Property data
100
Comparable evidence
60
Income certainty
100
$25.30M
blend $28.12M
$30.93M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
156,646 SF
Lot area
9.2 ac
Year built
1995
Stories
1
APN
15-21-476-027
Zoning
M
Assessed value
$22,559,300
Annual tax
$279,645
3
Income approach: direct capitalization
Partial preview
Income approach indication
$33.26M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$36.03M
@ 6.5% CAP return
$33.26M
@ 7% CAP return
$30.88M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$279,645
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$22.98M
Range $5.78M – $38.59M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$28.12M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+91%
vs current-use indication
Commercial (general) · current use
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
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
Market benchmark
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
8.81%
Selected cap rate for this other investment properties
Derived from the West Valley City market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.81%
9.0%
NOI (est.)
$4.26M *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$48.33M
Move the market yield to see immediate price impact.
Value / SF
$309
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
8.31%8.81%9.31%
$3.83M
$46.12M
$43.50M
$41.16M
$4.26M
$51.24M
$48.33M
$45.74M
$4.68M
$56.36M
$53.16M
$50.31M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$279,645
Tax year 2023
Assessed value
$22,559,300
Assessed 2023
Previous assessed
$22,559,300
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,177,600
Assessed improvement
$19,381,700
Land market value
$3,177,600
Improvement market value
$19,381,700
Total market value
$22,559,300
Applied tax rate
23.0000
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
Other investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Sale
Year built
1995
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Buildings
5
Stories
1
Units
6
Total area
156,646 SF
Lot
9.2 ac (400,752 SF)
Zoning code
M
APN
15-21-476-027
UPID
US86-0574061
Jurisdiction
SALT LAKE
Zoning & alternative use
M · West Valley City, UTZoning M · permitted uses
M · West Valley City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The Intent of this to promote Manufacturing Uses
General category
INDUSTRIAL
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
1995
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
5
Units
6
Lot
9.2 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
M
INDUSTRIAL
Jurisdiction
West Valley City, UT
Recorded code
M
Official district
M
Official district profile
What the municipal code says about M
Zoning description
The Intent of this to promote Manufacturing Uses
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M 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 · 5 · 30 · 100 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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