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Property profile & analytics
OFF-MARKET
Estimated value
$20,085,000
Medical Office Space
2965 3500th S West Valley City, UT 84119-3602
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US86-0911938
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2019
Total area
95,824 SF
Lot
3.79 ac (165,092 SF)
Zoning code
CC
APN
15-33-106-002
UPID
US86-0911938
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
$20.84M
Comparable Approach
Comparable
$19.33M
Blend (final)
Blend
$20.09M
Owner & transaction history
Usvi Granger Ut Property Co LLC · 4 yrs held
Usvi Granger Ut Property Co LLC
since 2021
3 recorded transactions
Zoning & alternative use
CC · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Intent of this to promote City Center Uses
Zone name
City Center
General category
UNKNOWN
Zone area
56.86 ac
Source
Realmo
Top alternative use upside
Apartment house (5+ units)
$26.4M
+109.1%
Commercial (general)
$13.8M
+9.5%
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%
$22,580,000
6.5%
$20,840,000
7%
$19,355,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$12,645,000
Current use
APARTMENT HOUSE (5+ UNITS)
$26,435,000
Change: +109% · Conversion: Moderate
COMMERCIAL (GENERAL)
$13,845,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$20.09M
Range $18.08M – $22.09M · ±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
$210 / 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
$532,773
Tax year 2023
Assessed value
$42,979,400
Assessed 2023
Previous assessed
$42,979,400
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,879,700
Assessed improvement
$39,099,700
Land market value
$3,879,700
Improvement market value
$39,099,700
Total market value
$42,979,400
Applied tax rate
23.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2019
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Total area
95,824 SF
Lot
3.79 ac (165,092 SF)
Zoning code
CC
APN
15-33-106-002
UPID
US86-0911938
Jurisdiction
SALT LAKE
Zoning & alternative use
CC · West Valley City, UTZoning CC · permitted uses
CC · West Valley City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Intent of this to promote City Center Uses
Zone name
City Center
General category
UNKNOWN
Zone area
56.86 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$12.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$26.4M
COMMERCIAL (GENERAL)
Est. value
$13.8M
MEDICAL BUILDING Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2019
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
3.79 ac
Current owner
From public records · entity-resolved
Usvi Granger Ut Property Co LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 7, 2021
—
Usvi Granger Ut Property Co LLC
Fb Mob Partners LLC
Assignment Of Agreement Of Sale
$40,975,000 · Capital One Bank NA
Jan 22, 2019
—
Fb Mob Partners LLC
Fairbourne Reale Estate Investores
Special Warranty Deed
$32,000,000 · Zb NA
Nov 3, 2015
—
Fairbourne R & E Invtrs LLC
West Valley City Redev Agcy
Warranty Deed
$1,000,000 · Keybank USA
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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