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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
Hotels
270 Sego Lily Dr Sandy, UT 84070-3282
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US86-0567595
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1996
Construction
WOOD FRAME
Total area
66,157 SF
Lot
3.82 ac (166,399 SF)
Zoning code
CBD-O
APN
27-12-402-037
UPID
US86-0567595
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.68M
Owner & transaction history
Sandy City · 8 yrs held
Sandy City
since 2017
6 recorded transactions
Zoning & alternative use
CBD-O · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sandy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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 2023Property tax & assessments
Tax year 2023
Tax billed
$137,023
Tax year 2023
Assessed value
$13,864,500
Assessed 2023
Previous assessed
$13,864,500
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$3,910,400
Assessed improvement
$9,954,100
Land market value
$3,910,400
Improvement market value
$9,954,100
Total market value
$13,864,500
Applied tax rate
35.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1996
Construction
WOOD FRAME
Heating
NONE
Cooling
YES
Buildings
3
Stories
3
Units
153
Total area
66,157 SF
Lot
3.82 ac (166,399 SF)
Zoning code
CBD-O
APN
27-12-402-037
UPID
US86-0567595
Jurisdiction
SALT LAKE
Zoning & alternative use
CBD-O · Sandy, UT
Zoning CBD-O · permitted uses
CBD-O · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1996
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
3
Buildings
3
Units
153
Lot
3.82 ac
Current owner
From public records · entity-resolved
Sandy City
Entity
Mailing address
2733 E PARLEYS WAY, SALT LAKE CITY, UT 84109-1600
Ownership since
2017
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
Dec 9, 2024
—
Sandy Inn Lc
—
Deed
related
$16,000,000 · Protective Life And Annuity Insurance Co
Nov 22, 2024
—
Sandy Inn Lc
—
Deed
related
$16,000,000 · Protective Life Insurance Co
Nov 17, 2017
—
Sandy Inn Lc
—
Deed
related
$14,300,000 · Miscellaneous Ins Co
Nov 9, 2017
—
Sandy City
Sandy Inn Lc
Quit Claim Deed
—
—
—
Sandy Inn Lc
—
Deed Of Trust
related
$14,000,000 · Miscellaneous Ins Co
—
—
Sandy Inn Lc
—
Deed Of Trust
related
$14,300,000 · Miscellaneous Ins Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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