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Property profile & analytics
FOR LEASE
Investment properties
2835 Decker Lake Dr, West Valley City, UT 84119
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US86-0691926
For Lease
1 / 2
$21 SF/Yr
2835 Decker Lake Dr, West Valley City, UT 84119
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1996
Total area
87,367 SF
Lot
5.51 ac (240,016 SF)
Zoning code
M
APN
15-27-126-096
UPID
US86-0691926
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
$18.55M
Comparable Approach
Comparable
$13.33M
Blend (final)
Blend
$15.94M
Owner & transaction history
Lake Pointe II LLC · 2 yrs held
Lake Pointe II LLC
since 2023
4 recorded transactions
Zoning & alternative use
M · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$24.1M
+91.0%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$20,095,000
6.5%
$18,550,000
7%
$17,225,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,625,000
Current use
APARTMENT HOUSE (5+ UNITS)
$24,105,000
Change: +91% · Conversion: Moderate
MEDICAL BUILDING
$11,525,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$15.94M
Range $14.35M – $17.53M · ±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
$182 / 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
$162,298
Tax year 2023
Assessed value
$13,092,800
Assessed 2023
Previous assessed
$13,092,800
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,000,200
Assessed improvement
$10,092,600
Land market value
$3,000,200
Improvement market value
$10,092,600
Total market value
$13,092,800
Applied tax rate
29.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
1996
Heating
NONE
Buildings
4
Stories
2
Units
4
Total area
87,367 SF
Lot
5.51 ac (240,016 SF)
Zoning code
M
APN
15-27-126-096
UPID
US86-0691926
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
COMMERCIAL (GENERAL) Current
Est. value
$12.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$24.1M
MEDICAL BUILDING
Est. value
$11.5M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
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
1996
Heating
NONE
Stories
2
Buildings
4
Units
4
Lot
5.51 ac
Current owner
From public records · entity-resolved
Lake Pointe II LLC
Entity
Mailing address
20 W CENTURY PARK WAY, SOUTH SALT LAKE, UT 84115-3508
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2025
—
Lake Pointe Il LLC
—
Deed
related
$272,700 · American National Funding INC
Apr 25, 2024
—
Lake Ponte II LLC
—
Deed
related
$65,650 · American National Funding INC
Jan 8, 2024
—
Lake Pointe II LLC
—
Deed
related
$101,000 · American National Funding INC
Nov 2, 2023
—
Lake Pointe II LLC
7f Properties LLC
Special Warranty Deed
$7,240,000 · 7f Properties LLC
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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