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Property profile & analytics
FOR LEASE
Strip malls
3601 S Constitution Blvd, West Valley City, UT 84119
Entity Owned
Free & Clear
Property ID
US86-0310758
For Lease
1 / 4
$25 SF/Yr
3601 S Constitution Blvd, West Valley City, UT 84119
View Listing →
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
92,600 SF
Lot
2.17 ac (94,525 SF)
Zoning code
C-2
APN
15-33-251-007
UPID
US86-0310758
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
by Request
Blend (final)
Blend
$2.21M
Owner & transaction history
Ross Dress For Less INC
Ross Dress For Less INC
since 2025
7 recorded transactions
Zoning & alternative use
C-2 · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$24 / 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
$49,238
Tax year 2023
Assessed value
$3,972,100
Assessed 2023
Previous assessed
$3,972,100
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,606,900
Assessed improvement
$2,365,200
Land market value
$1,606,900
Improvement market value
$2,365,200
Total market value
$3,972,100
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
For Lease
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
92,600 SF
Lot
2.17 ac (94,525 SF)
Zoning code
C-2
APN
15-33-251-007
UPID
US86-0310758
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.
Building & site characteristics
From public records
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
2.17 ac
Current owner
From public records · entity-resolved
Ross Dress For Less INC
Entity
Free & Clear · 0 yrs held
Mailing address
595 S 80TH E STE #400, LOGAN, UT 84321-6845
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2025
—
Ross Dress For Less INC
Valley Fair Holdings LLC
Deed
—
Dec 2, 2022
—
Valley Fair Holdings LLC
Cf III Sh Valley Fair LLC
Special Warranty Deed
$42,000,000 · Sunwest Bank
Feb 5, 2015
—
Cf III Sh Valley Fair LLC
Coventry III Of Satterfield Helm
Trustees Deed
$88,500,000 · Pfp Holding Co IV LLC
Jul 27, 2009
—
Coventry III Of Satterfield Helm
—
Deed Of Trust
related
$35,000,000 · Us Bank NA
Jan 3, 2008
—
Coventry III/satterfield Helm Valle
Vfm Alc Lc
Special Warranty Deed
$91,000,000 · Us Bank NA
Oct 11, 2005
—
Vfm Alc Lc
New Plan Excel Realty Trust INC
Quit Claim Deed
related
$26,625,000 · Bank Of America NA
Dec 31, 1996
—
Excel Realty Trust INC
Valley Fair Shopping Centers
Grant Deed
related
—
—
—
Coventry III Of Satterfield Helm
—
Loan Modification
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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