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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Theaters & concert halls
5170 Westridge Blvd West Valley City, UT 84118
Individually Owned
Absentee Owner
Free & Clear
Property ID
US86-0686762
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
2003
Total area
7,360 SF
Lot
16.87 ac (734,857 SF)
Zoning code
M
APN
20-11-300-024
UPID
US86-0686762
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
$835k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$497k
Blend (final)
Blend
$665k
Owner & transaction history
PRISTINE ALPINE ENTERTAINMENT
PRISTINE ALPINE ENTERTAINMENT
Zoning & alternative use
M · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$970,000
+199.3%
Restaurant
$830,000
+155.8%
Commercial (general)
$740,000
+127.6%
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
$835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$970,000
Change: +199% · Conversion: Difficult
RESTAURANT
$830,000
Change: +156% · Conversion: Difficult
COMMERCIAL (GENERAL)
$740,000
Change: +128% · Conversion: Difficult
RETAIL STORES
$680,000
Change: +110% · Conversion: Difficult
AUTO REPAIR, GARAGE
$585,000
Change: +81% · Conversion: Difficult
WAREHOUSE, STORAGE
$470,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$90 / 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
$184,293
Tax year 2023
Assessed value
$13,785,100
Assessed 2023
Previous assessed
$13,785,100
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$5,324,000
Assessed improvement
$8,461,100
Land market value
$5,324,000
Improvement market value
$8,461,100
Total market value
$13,785,100
Applied tax rate
29.0000
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
2003
Heating
ELECTRIC
Buildings
18
Stories
1
Total area
7,360 SF
Lot
16.87 ac (734,857 SF)
Zoning code
M
APN
20-11-300-024
UPID
US86-0686762
Jurisdiction
SALT LAKE
Zoning & alternative use
M · West Valley City, UT
Zoning M · permitted uses
M · 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
MEDICAL BUILDING
Est. value
$970,000
RESTAURANT
Est. value
$830,000
COMMERCIAL (GENERAL)
Est. value
$740,000
RETAIL STORES
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$585,000
WAREHOUSE, STORAGE
Est. value
$470,000
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2003
Heating
ELECTRIC
Stories
1
Buildings
18
Lot
16.87 ac
Current owner
From public records · entity-resolved
PRISTINE ALPINE ENTERTAINMENT
Individual
Free & Clear · 0 yrs held
Mailing address
466 S 400TH E STE #200, SALT LAKE CITY, UT 84111-3301
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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