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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Warehouses
3688 Redwood Rd West Valley City, UT 84119-3850
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0687150
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1987
Construction
STEEL FRAME
Total area
8,970 SF
Lot
2.59 ac (112,820 SF)
Zoning code
C-2
APN
15-34-177-014
UPID
US86-0687150
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
$565k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$638k
Blend (final)
Blend
$600k
Owner & transaction history
Edge Homes Utah LLC · 1 yrs held
Edge Homes Utah LLC
since 2024
7 recorded transactions
Zoning & alternative use
C-2 · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$955,000
+77.7%
Retail stores
$625,000
+16.4%
Auto repair, garage
$600,000
+11.8%
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
$565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$540,000
Current use
RESTAURANT
$955,000
Change: +78% · Conversion: Difficult
RETAIL STORES
$625,000
Change: +16% · Conversion: Moderate
AUTO REPAIR, GARAGE
$600,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$67 / 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
$18,318
Tax year 2024
Assessed value
$1,543,500
Assessed 2024
Previous assessed
$1,543,500
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,085,900
Assessed improvement
$457,600
Land market value
$1,085,900
Improvement market value
$457,600
Total market value
$1,543,500
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
3
Stories
1
Total area
8,970 SF
Lot
2.59 ac (112,820 SF)
Zoning code
C-2
APN
15-34-177-014
UPID
US86-0687150
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
WAREHOUSE, STORAGE Current
Est. value
$540,000
RESTAURANT
Est. value
$955,000
RETAIL STORES
Est. value
$625,000
AUTO REPAIR, GARAGE
Est. value
$600,000
WAREHOUSE, STORAGE Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1987
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
2.59 ac
Current owner
From public records · entity-resolved
Edge Homes Utah LLC
Entity
Mailing address
201 S MAIN ST STE #2000, SALT LAKE CITY, UT 84111-2298
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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 24, 2024
—
Edge Homes Utah LLC
De Anza Land And Leisure Corp
Special Warranty Deed
—
Nov 14, 2014
—
De Anza Land & Leisure Corp
—
Grant Deed
related
$4,675,000 · California Bk&tr
Dec 24, 2009
—
Deanza Land & Leisure Corp
—
Deed Of Trust
related
$5,500,000 · First Century Bank
May 20, 2002
—
De Anza Land & Leisure Corp
De Anza Land & Leisure Corp
Quit Claim Deed
related
$1,000,000 · Home Savings Bank Fsb
—
—
De Anza Land & Leisure Corp
—
Loan Modification
related
$1,000,000 · California Bk&tr
—
—
De Anza Land & Leisure Corp
—
Deed Of Trust
related
$4,000,000 · California Bk&tr
—
—
De Anza Land & Leisure Corp
—
Deed Of Trust
related
$4,000,000 · Skouras Charles & D Tr (pt)
—
—
De Anza Land & Leisure Corp
—
Deed Of Trust
related
$1,000,000 · Coco Skouras
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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