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Property profile & analytics
OFF-MARKET
Estimated value
$1,120,000
Retail space
3361 Redwood Rd West Valley City, UT 84119-3401
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US86-0063368
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Construction
WOOD FRAME
Total area
9,080 SF
Lot
1.55 ac (67,518 SF)
Zoning code
C2
APN
15-27-451-036
UPID
US86-0063368
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
$972k
Blend (final)
Blend
$1.12M
Owner & transaction history
Blue Boutique INC · 9 yrs held
Blue Boutique INC
since 2016
4 recorded transactions
Zoning & alternative use
C2 · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+106.9%
Medical building
$1.2M
+88.9%
Restaurant
$970,000
+52.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,310,000
Change: +107% · Conversion: Easy
MEDICAL BUILDING
$1,200,000
Change: +89% · Conversion: Difficult
RESTAURANT
$970,000
Change: +53% · Conversion: Easy
Blend value · Realmo final
$1.12M
Range $1.01M – $1.23M · ±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
$123 / 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
$5,826
Tax year 2023
Assessed value
$1,880,000
Assessed 2023
Previous assessed
$1,880,000
+0.0% YoY
Effective rate
0.31%
On assessed value
Assessed land
$724,500
Assessed improvement
$1,155,500
Land market value
$724,500
Improvement market value
$1,155,500
Total market value
$1,880,000
Applied tax rate
24.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1994
Construction
WOOD FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
9,080 SF
Lot
1.55 ac (67,518 SF)
Zoning code
C2
APN
15-27-451-036
UPID
US86-0063368
Jurisdiction
SALT LAKE
Zoning & alternative use
C2 · West Valley City, UT
Zoning C2 · permitted uses
C2 · 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)
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
RESTAURANT
Est. value
$970,000
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
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
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
1.55 ac
Current owner
From public records · entity-resolved
Blue Boutique INC
Entity
Mailing address
1383 E 2100TH S, SALT LAKE CITY, UT 84105-3753
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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
Jun 23, 2022
—
Blue Boutique INC
—
Deed
related
$1,220,000 · Hillcrest Bank
Jul 29, 2016
—
Blue Boutique INC
Vsc Llce
Special Warranty Deed
$1,317,800 · Meadows Bank
Jan 29, 2016
—
Vsc LLC
Vsc Ptshp LLP
Quit Claim Deed
—
May 3, 2002
—
Vsc Partnership LLP
Chan,sammie & Mary C
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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