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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Drive through restaurants
3535 3500th S, West Valley City, UT 84119-2539
Trust Owned
14-yr Hold
~
Est. High Equity
Property ID
US86-0493837
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1999
Construction
WOOD FRAME
Total area
4,302 SF
Lot
0.81 ac (35,284 SF)
Zoning code
C-2
APN
15-32-201-086
UPID
US86-0493837
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
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$627k
Blend (final)
Blend
$570k
Owner & transaction history
Keller Family Living Trust · 14 yrs held
Keller Family Living Trust
since 2011
4 recorded transactions
Zoning & alternative use
C-2 · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$620,000
+35.5%
Medical building
$570,000
+23.8%
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
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$460,000
Current use
COMMERCIAL (GENERAL)
$620,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$570,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$132 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$31,571
Tax year 2022
Assessed value
$2,553,900
Assessed 2023
Previous assessed
$2,553,900
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$983,700
Assessed improvement
$1,570,200
Land market value
$983,700
Improvement market value
$1,570,200
Total market value
$2,553,900
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1999
Construction
WOOD FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
4,302 SF
Lot
0.81 ac (35,284 SF)
Zoning code
C-2
APN
15-32-201-086
UPID
US86-0493837
Jurisdiction
SALT LAKE
Zoning & alternative use
C-2 · West Valley City, UT
Zoning C-2 · permitted uses
C-2 · 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
RESTAURANT Current
Est. value
$460,000
COMMERCIAL (GENERAL)
Est. value
$620,000
MEDICAL BUILDING
Est. value
$570,000
RESTAURANT Current
COMMERCIAL (GENERAL)
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
1999
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Keller Family Living Trust
Trust
Mailing address
6700 TOWER CIR STE #1000, FRANKLIN, TN 37067-1490
Ownership since
2011
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
Oct 26, 2011
—
Keller Family Living Trust
Carl Karcher Ents INC
Grant Deed
—
May 28, 1999
—
Carl Karcher Enterprises INC
C & C Partnership
Grant Deed
related
—
—
—
C & C Partnership
—
Deed Of Trust
related
$229,423 · Village Bank
—
—
Carl Karcher Enterprises INC
—
Deed Of Trust
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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