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Property profile & analytics
OFF-MARKET
Estimated value
$1,010,000
Flex space
2885 Directors Row Salt Lake City, UT 84104-4627
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0441798
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2003
Construction
STEEL FRAME
Total area
12,880 SF
Lot
13.71 ac (597,208 SF)
Zoning code
M-1
APN
15-09-300-014
UPID
US86-0441798
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
$1.02M
CAP Approach
CAP
$1.30M
Comparable Approach
Comparable
$707k
Blend (final)
Blend
$1.01M
Owner & transaction history
Resun Modspace INC · 19 yrs held
Resun Modspace INC
since 2007
6 recorded transactions
Zoning & alternative use
M-1 · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+186.9%
Retail stores
$1.4M
+179.2%
Auto repair, garage
$930,000
+84.0%
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 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
$1,020,000
CAP Approach
CAP Return
Estimation
6%
$1,410,000
6.5%
$1,300,000
7%
$1,205,000
Alternative Use
Use
Estimation
RESTAURANT
$1,455,000
Change: +187% · Conversion: Difficult
RETAIL STORES
$1,415,000
Change: +179% · Conversion: Moderate
AUTO REPAIR, GARAGE
$930,000
Change: +84% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$620,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$1.01M
Range $909k – $1.11M · ±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
$78 / 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
$62,129
Tax year 2024
Assessed value
$6,520,000
Assessed 2024
Previous assessed
$6,520,000
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$5,427,200
Assessed improvement
$1,092,800
Land market value
$5,427,200
Improvement market value
$1,092,800
Total market value
$6,520,000
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
2003
Construction
STEEL FRAME
Heating
SPACE
Buildings
3
Stories
1
Total area
12,880 SF
Lot
13.71 ac (597,208 SF)
Zoning code
M-1
APN
15-09-300-014
UPID
US86-0441798
Jurisdiction
SALT LAKE
Zoning & alternative use
M-1 · Salt Lake City, UT
Zoning M-1 · permitted uses
M-1 · 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
RESTAURANT
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$930,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$620,000
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
2003
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Buildings
3
Lot
13.71 ac
Current owner
From public records · entity-resolved
Resun Modspace INC
Entity
Mailing address
1200 W SWEDESFORD RD, BERWYN, PA 19312-1172
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Apr 28, 2017
—
Resun Modspace INC
—
Loan Modification
related
$70,628,476 · Bank Of America
Jun 7, 2011
—
Resun Modspace INC
—
Deed Of Trust
related
$1,100,000,000 · Bank Of America
Apr 20, 2007
—
Resun Modspace INC
—
Deed Of Trust
related
$1,200,000,000 · Bank Of America
Apr 6, 2007
—
Resun Modspace INC
Transport Intl Pool INC
Grant Deed
—
Jun 27, 2002
—
Bicknell Investments LLC
Sibbley II Ltd
Grant Deed
related
—
Aug 15, 2000
—
Bicknell Investments LLC
Sibbley Co Ltd
Trustees 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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