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Property profile & analytics
OFF-MARKET
Estimated value
$805,000
Office buildings
3588 4800th S Roy, UT 84067-9460
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-0468087
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,368 SF
Lot
0.43 ac (18,731 SF)
Zoning code
03A
APN
08-513-0012
UPID
US86-0468087
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
Current use
Occupant on record · Public records
-
Microblading By Marie Medical Clinic Skin Care Clinic
-
Ryzen Capital Financial Advisor
-
Farmers Insurance Andrew Miller Agency Insurance Agency
-
Salty Salon & Co. Hair Salon Nail Salon
-
Farmers Insurance - Morgan Parker Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$865k
Comparable Approach
Comparable
$743k
Blend (final)
Blend
$805k
Owner & transaction history
Hl3 LLC · 9 yrs held
Hl3 LLC
since 2017
2 recorded transactions
Zoning & alternative use
03A · Roy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Agenda
Top alternative use upside
Commercial (general)
$950,000
+46.0%
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 Roy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roy 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%
$940,000
6.5%
$865,000
7%
$805,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$650,000
Current use
COMMERCIAL (GENERAL)
$950,000
Change: +46% · Conversion: Easy
MEDICAL BUILDING
$575,000
Change: -11% · Conversion: Easy
WAREHOUSE, STORAGE
$530,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$805k
Range $725k – $886k · ±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
$184 / 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
$7,223
Tax year 2024
Assessed value
$709,000
Assessed 2024
Previous assessed
$709,000
+0.0% YoY
Effective rate
1.02%
On assessed value
Assessed land
$283,770
Assessed improvement
$425,230
Land market value
$283,770
Improvement market value
$425,230
Total market value
$709,000
Applied tax rate
40.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
4,368 SF
Lot
0.43 ac (18,731 SF)
Zoning code
03A
APN
08-513-0012
UPID
US86-0468087
Jurisdiction
WEBER
Zoning & alternative use
03A · Roy, UTZoning 03A · permitted uses
03A · Roy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Agenda
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$650,000
COMMERCIAL (GENERAL)
Est. value
$950,000
MEDICAL BUILDING
Est. value
$575,000
WAREHOUSE, STORAGE
Est. value
$530,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.43 ac
Current owner
From public records · entity-resolved
Hl3 LLC
Entity
Free & Clear · 9 yrs held
Mailing address
12 S 2050TH E, LAYTON, UT 84040-3114
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2017
—
Hl3 LLC
Crouch Professional Plaza LLC
Warranty Deed
—
—
—
Crouch Family Investments Lc
—
Deed Of Trust
related
$320,000 · First Security Bank Utah
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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