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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Warehouses
539 Billinis Rd South Salt Lake, UT 84115-4225
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-0454162
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,120 SF
Lot
0.47 ac (20,473 SF)
Zoning code
M-1
APN
15-36-102-007
UPID
US86-0454162
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
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$714k
Blend (final)
Blend
$625k
Owner & transaction history
3560 LLC · 2 yrs held
3560 LLC
since 2024
7 recorded transactions
Zoning & alternative use
M-1 · South Salt Lake, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$880,000
+66.0%
Auto repair, garage
$760,000
+43.4%
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 South Salt Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Salt Lake 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
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$530,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$880,000
Change: +66% · Conversion: Moderate
AUTO REPAIR, GARAGE
$760,000
Change: +43% · Conversion: Easy
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$69 / 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
$22,252
Tax year 2024
Assessed value
$1,918,800
Assessed 2024
Previous assessed
$1,918,800
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$330,900
Assessed improvement
$1,587,900
Land market value
$330,900
Improvement market value
$1,587,900
Total market value
$1,918,800
Applied tax rate
14.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Units
1
Total area
9,120 SF
Lot
0.47 ac (20,473 SF)
Zoning code
M-1
APN
15-36-102-007
UPID
US86-0454162
Jurisdiction
SALT LAKE
Zoning & alternative use
M-1 · South Salt Lake, UT
Zoning M-1 · permitted uses
M-1 · South Salt Lake, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Salt Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$530,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$880,000
AUTO REPAIR, GARAGE
Est. value
$760,000
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Units
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
3560 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
672 E DRAPER HTS WAY, DRAPER, UT 84020-7633
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 16, 2024
—
3560 LLC
Jenson Refrigeration INC
Warranty Deed
—
Mar 9, 2017
—
Jrc Investments LLC
—
Grant Deed
related
$4,826,900 · Bank Of American Fork
Dec 22, 2016
—
Jrc Investments LLC
—
Deed
related
$4,700,289 · Minuteman Building LLC
Apr 7, 2006
—
Clifford L Jenson
Jenson Refrigeration INC
Quit Claim Deed
—
Oct 30, 2000
—
Jenson Refrigation INC
Jenson,kenneth L & Julie
Quit Claim Deed
related
$750,000 · Private Funding Lenders Lc
—
—
Jenson Refrigeration INC
—
Deed Of Trust
related
$1,762,800 · Keybank USA
—
—
Jrc Investments LLC
—
Deed Of Trust
related
$4,700,289 · Minuteman Building LLC
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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