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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Drug stores
4098 Starwood Cir West Valley City, UT 84120-4128
Individually Owned
3-yr Hold
Free & Clear
Property ID
US86-1112312
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2017
Total area
14,462 SF
Lot
1.49 ac (64,904 SF)
Zoning code
C-2
APN
15-34-377-016
UPID
US86-1112312
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
$725k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$1.04M
Owner & transaction history
Mark A Christensen · 3 yrs held
Mark A Christensen
since 2023
2 recorded transactions
Zoning & alternative use
C-2 · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Intent of this to promote General Commercial Uses
Zone name
General Commercial
General category
COMMERCIAL
Zone area
1,171.51 ac
Source
Realmo
Top alternative use upside
Medical building
$1.4M
+55.9%
Auto repair, garage
$930,000
+3.1%
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
$725,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$905,000
Current use
MEDICAL BUILDING
$1,410,000
Change: +56% · Conversion: Difficult
AUTO REPAIR, GARAGE
$930,000
Change: +3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$795,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±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
$72 / 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
$86,377
Tax year 2023
Assessed value
$6,968,100
Assessed 2023
Previous assessed
$6,968,100
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,399,000
Assessed improvement
$5,569,100
Land market value
$1,399,000
Improvement market value
$5,569,100
Total market value
$6,968,100
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2017
Heating
NONE
Cooling
YES
Stories
1
Total area
14,462 SF
Lot
1.49 ac (64,904 SF)
Zoning code
C-2
APN
15-34-377-016
UPID
US86-1112312
Jurisdiction
SALT LAKE
Zoning & alternative use
C-2 · West Valley City, UTZoning 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
Zoning description
The Intent of this to promote General Commercial Uses
Zone name
General Commercial
General category
COMMERCIAL
Zone area
1,171.51 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$905,000
MEDICAL BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$930,000
COMMERCIAL (GENERAL)
Est. value
$795,000
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2017
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.49 ac
Current owner
From public records · entity-resolved
Mark A Christensen
Individual
Free & Clear · 3 yrs held
Mailing address
5 CHAMPERTY RD, OROVILLE, WA 98844-9351
Ownership since
2023
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
Apr 14, 2023
—
Mark A Christensen
Mark A Christensen
Intrafamily Transfer
related
—
Mar 31, 2017
—
Christensen,r B & J H Trust
Christensen R B & J H Trust
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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