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Property profile & analytics
OFF-MARKET
Estimated value
$4,035,000
Warehouses
4761 3500th W Roy, UT 84067-9437
Entity Owned
Absentee Owner
Free & Clear
Property ID
US86-0607204
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2020
Total area
36,310 SF
Lot
1.12 ac (48,787 SF)
APN
08-648-0001
UPID
US86-0607204
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
$4.37M
Comparable Approach
Comparable
$3.70M
Blend (final)
Blend
$4.04M
Owner & transaction history
BEL AIR MHC INVESTMENTS LLC
BEL AIR MHC INVESTMENTS LLC
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.4M
+22.4%
Medical building
$4.8M
+8.5%
Restaurant
$4.8M
+8.1%
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 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%
$4,730,000
6.5%
$4,365,000
7%
$4,050,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,410,000
Current use
OFFICE BUILDING
$5,400,000
Change: +22% · Conversion: Difficult
MEDICAL BUILDING
$4,785,000
Change: +9% · Conversion: Difficult
RESTAURANT
$4,770,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,795,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$4.04M
Range $3.63M – $4.44M · ±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
$111 / 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
$29,484
Tax year 2024
Assessed value
$2,894,000
Assessed 2024
Previous assessed
$2,894,000
+0.0% YoY
Effective rate
1.02%
On assessed value
Assessed land
$364,000
Assessed improvement
$2,530,000
Land market value
$364,000
Improvement market value
$2,530,000
Total market value
$2,894,000
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
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
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2020
Heating
YES
Cooling
AC.PACKAGE
Stories
2
Total area
36,310 SF
Lot
1.12 ac (48,787 SF)
APN
08-648-0001
UPID
US86-0607204
Jurisdiction
WEBER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.4M
OFFICE BUILDING
Est. value
$5.4M
MEDICAL BUILDING
Est. value
$4.8M
RESTAURANT
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$3.8M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
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
2020
Heating
YES
Cooling
Yes
Stories
2
Lot
1.12 ac
Current owner
From public records · entity-resolved
BEL AIR MHC INVESTMENTS LLC
Entity
Free & Clear · 0 yrs held
Mailing address
3600 AMERICAN RIV DR STE #215, SACRAMENTO, CA 95864-5950
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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