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Property profile & analytics
FOR LEASE
Medical Office Space
4460 South Highland Dr, Salt Lake City, UT 84124
Individually Owned
22-yr Hold
~
Est. High Equity
Property ID
US86-0272674
For Lease
1 / 6
$19 SF/Yr
4460 South Highland Dr, Salt Lake City, UT 84124
View Listing →
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
44,380 SF
Lot
1.52 ac (66,211 SF)
Zoning code
RMZC
APN
22-04-251-010
UPID
US86-0272674
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
-
Dr. Gregrey L. Muse, DDS Dental Office
-
Highland Family Practice: Muse Gregry L DDS Dental Office
-
Highland Springs Specialty Clinic Medical Clinic
-
ValleyLab | Valley Behavioral Health Corporate Office
-
Anderson Perrine J Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.60M
Blend (final)
Blend
$5.87M
Owner & transaction history
Valley Mental Health · 22 yrs held
Valley Mental Health
since 2003
3 recorded transactions
Zoning & alternative use
RMZC · Salt Lake 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 Salt Lake City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salt Lake 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$8,825,000
Current use
Blend value · Realmo final
$5.87M
Range $5.28M – $6.46M · ±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 2023Property tax & assessments
Tax year 2023
Tax billed
$41,404
Tax year 2023
Assessed value
$6,640,700
Assessed 2023
Previous assessed
$6,640,700
+0.0% YoY
Effective rate
0.62%
On assessed value
Assessed land
$1,382,200
Assessed improvement
$5,258,500
Land market value
$1,382,200
Improvement market value
$5,258,500
Total market value
$6,640,700
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Stories
3
Units
3
Total area
44,380 SF
Lot
1.52 ac (66,211 SF)
Zoning code
RMZC
APN
22-04-251-010
UPID
US86-0272674
Jurisdiction
SALT LAKE
Zoning & alternative use
RMZC · Salt Lake City, UT
Zoning RMZC · permitted uses
RMZC · Salt Lake City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salt Lake City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$8.8M
MEDICAL BUILDING Current
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
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
3
Lot
1.52 ac
Current owner
From public records · entity-resolved
Valley Mental Health
Individual
Mailing address
PO BOX 572070, SALT LAKE CITY, UT 84157-2070
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2003
—
Valley Mental Health
Deseret Mutual Benefit Admin
Grant Deed
$2,823,750 · Wells Fargo Bank
Jan 14, 2002
—
Salt Lake County (ut)
Deseret Mutual Corp
Quit Claim Deed
related
—
Dec 26, 2000
—
Salt Lake County (ut)
Deseret Mutual
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.
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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