500 Sugar St Layton, UT 84041-4616
Entity Owned
22-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$7.09M
Range $6.38M – $7.79M (±10%)
Property ID
US86-0547053
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1997
Total area
104,342 SF
Lot
18.54 ac (807,602 SF)
Zoning code
M-2
APN
10-069-0047
UPID
US86-0547053
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.85M
Blend (final)
Blend
$7.09M
Owner & transaction history
since 2004
3 recorded transactions
Zoning & alternative use
M-2 · Layton, UT
Top alternative use upside
Restaurant
$10.9M
+109.0%
Auto repair, garage
$9.3M
+77.0%
Apartment house (5+ units)
$8.7M
+65.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.09M
Value range
$6.38M – $7.79M
±10% around blend
Estimated value / SF
$68 / SF
Confidence
Property data
88
Comparable evidence
60
$6.38M
blend $7.09M
$7.79M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
104,342 SF
Lot area
18.54 ac
Year built
1997
Stories
1
APN
10-069-0047
Assessed value
$12,628,572
Annual tax
$217,439
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$7.85M
Range $3.61M – $7.85M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.09M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+109%
vs current-use indication
Auto Repair, Garage
Apartment House (5+ Units)
Retail Stores
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$12.63M
Move the market yield to see immediate price impact.
Value / SF
$121
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$796k
$15.91M
$11.37M
$8.84M
$884k
$17.68M
$12.63M
$9.82M
$972k
$19.45M
$13.89M
$10.80M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$217,439
Tax year 2024
Assessed value
$12,628,572
Assessed 2024
Previous assessed
$12,628,572
+0.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$2,475,700
Assessed improvement
$10,152,872
Land market value
$4,501,273
Improvement market value
$18,459,769
Total market value
$22,961,042
Applied tax rate
39.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
1997
Heating
SPACE
Cooling
AC.PACKAGE
Buildings
5
Stories
1
Units
1
Total area
104,342 SF
Lot
18.54 ac (807,602 SF)
Zoning code
M-2
APN
10-069-0047
UPID
US86-0547053
Jurisdiction
DAVIS
Zoning & alternative use
M-2 · Layton, UTZoning M-2 · permitted uses
M-2 · Layton, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
5
Units
1
Lot
18.54 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M-2
Jurisdiction
Layton, UT
Recorded code
M-2
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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