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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Flex space
2735 2000th E Salt Lake City, UT 84109-1749
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0155224
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,598 SF
Lot
1.39 ac (60,548 SF)
Zoning code
CB
APN
16-22-354-022
UPID
US86-0155224
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
Current use
Occupant on record · Public records
-
Twigs Flower Company (Bike/Boat/Book/etc) Store Florist
-
Cactus & Tropicals Garden Center Landscaping
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.24M
Owner & transaction history
Pynes Family Holdings LLC · 6 yrs held
Pynes Family Holdings LLC
since 2020
6 recorded transactions
Zoning & alternative use
CB · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+78.9%
Auto repair, garage
$1.4M
+74.9%
Retail stores
$1.2M
+55.3%
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 Salt Lake City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salt Lake 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
$1,295,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$800,000
Current use
COMMERCIAL (GENERAL)
$1,435,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,400,000
Change: +75% · Conversion: Easy
RETAIL STORES
$1,245,000
Change: +55% · Conversion: Moderate
WAREHOUSE, STORAGE
$985,000
Change: +23% · Conversion: Easy
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±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
$70 / 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
$37,596
Tax year 2024
Assessed value
$3,945,400
Assessed 2024
Previous assessed
$3,945,400
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$3,341,700
Assessed improvement
$603,700
Land market value
$3,341,700
Improvement market value
$603,700
Total market value
$3,945,400
Applied tax rate
13.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
2
Stories
1
Units
1
Total area
17,598 SF
Lot
1.39 ac (60,548 SF)
Zoning code
CB
APN
16-22-354-022
UPID
US86-0155224
Jurisdiction
SALT LAKE
Zoning & alternative use
CB · Salt Lake City, UT
Zoning CB · permitted uses
CB · Salt Lake City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salt Lake City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$800,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$985,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
2
Units
1
Lot
1.39 ac
Current owner
From public records · entity-resolved
Pynes Family Holdings LLC
Entity
Mailing address
1358 E YALE AVE, SALT LAKE CITY, UT 84105-1613
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jun 4, 2024
—
Pynes Family Holdings LLC
—
Deed
related
$250,000 · Redevelopment Agency Of Mdivale City
Dec 14, 2022
—
Pynes Family Holdings LLC
—
Deed
related
$250,000 · First Utah Bank
Feb 24, 2021
—
Pynes Family Holdings LLC
—
Deed
related
$250,000 · First Utah Bank
Jun 1, 2020
—
Pynes Family Holdings LLC
Pynes Family Holdings LLC
Intrafamily Transfer
related
$600,000 · First Utah Bank
Oct 4, 2007
—
Pynes Family Holdings LLC
Miller Lorraine Living Trust
Grant Deed
$1,314,500 · Miller Lorraine Living Tr (tr)
Oct 11, 2005
—
Miller Lorraine Trust
Miller,lorraine A
Quit Claim Deed
related
—
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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