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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Warehouses
5718 3500th S, West Valley City, UT 84128-2601
Entity Owned
Free & Clear
Property ID
US86-0664874
Property summary
AI-generated overview
This single-story, 2024-built warehouse complex, located off the Mountain View Corridor in West Valley City, offers 100,222 square feet of space across 59 suites. Units range from a minimum of 859 square feet to a maximum contiguous space of 5,087 square feet, making it suitable for a variety of businesses. The property boasts modern infrastructure and ample parking, ensuring efficient operations and convenient access. Its strategic location provides unparalleled visibility and accessibility, with easy connectivity to major highways. The surrounding area offers a thriving business environment, complemented by nearby amenities such as restaurants and shopping centers. Comprehensive security measures are in place to protect tenants' assets. The property's professional environment and scenic surroundings create a desirable workspace. Whether you need space for storage, distribution, or light manufacturing, this warehouse park offers a blend of functionality, location, and value in a vibrant business hub. Multiple tenancy options are available.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Total area
103,056 SF
Lot
5.35 ac (233,046 SF)
Zoning code
LI
APN
14-26-476-013
UPID
US86-0664874
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
$1.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.90M
Blend (final)
Blend
$1.60M
Owner & transaction history
Ruby Canyon LLC
Ruby Canyon LLC
since 2026
7 recorded transactions
Zoning & alternative use
LI · West Valley 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 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
$1,305,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±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
$16 / 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
$69,008
Tax year 2024
Assessed value
$5,794,100
Assessed 2024
Previous assessed
$5,794,100
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,973,100
Assessed improvement
$2,821,000
Land market value
$2,973,100
Improvement market value
$2,821,000
Total market value
$5,794,100
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Heating
SPACE
Stories
1
Total area
103,056 SF
Lot
5.35 ac (233,046 SF)
Zoning code
LI
APN
14-26-476-013
UPID
US86-0664874
Jurisdiction
SALT LAKE
Zoning & alternative use
LI · West Valley City, UT
Zoning LI · permitted uses
LI · 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.
Building & site characteristics
From public records
Heating
SPACE
Stories
1
Lot
5.35 ac
Current owner
From public records · entity-resolved
Ruby Canyon LLC
Entity
Free & Clear · 0 yrs held
Mailing address
5718 W 3500TH S BOX #400027, WEST VALLEY CITY, UT 84128-2601
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
35 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2026
—
Ruby Canyon LLC
Holyoak Land & Livestock LLC
Special Warranty Deed
—
Apr 7, 2025
—
S Ssl2015 LLC
Fs Mountain View LLC
Warranty Deed
—
Apr 1, 2025
—
Colleyna Danler
Fs Mountain View LLC
Warranty Deed
—
Mar 24, 2025
—
Ssl476 LLC
Fs Mountain View LLC
Warranty Deed
—
Mar 7, 2025
—
Seldom Scene Holdings LLC
Fs Mountain View LLC
Warranty Deed
—
Feb 18, 2025
—
Brent J Belnap
Fs Mountain View LLC
Warranty Deed
—
Feb 12, 2025
—
Marion S Sonomura
Fs Mountain View LLC
Warranty Deed
—
Dec 31, 2024
—
Chip & Jimcom LLC
Fs Mountain View LLC
Warranty Deed
—
Dec 17, 2024
—
Ssl56 LLC
Fs Mountain View LLC
Deed
related
—
Nov 27, 2024
—
Marion S Sonomura
Fs Mountain View LLC
Warranty Deed
—
Nov 22, 2024
—
Ssl56 LLC
Fs Mountain View LLC
Warranty Deed
—
Nov 15, 2024
—
Ssl476 LLC
Fs Mountainview LLC
Warranty Deed
—
Nov 14, 2024
—
Jasper Services LLC
Fs Mountainview LLC
Warranty Deed
—
Sep 18, 2024
—
Wayne Henson
Fs Mountainview LLC
Warranty Deed
—
Aug 19, 2024
—
Tamara Blankenship
Fs Mountain View LLC
Warranty Deed
—
Jul 23, 2024
—
Spring Property LLC
Fs Mountain View LLC
Intrafamily Transfer
related
—
May 28, 2024
—
Holyoak Land & Livestock LLC
Fs Mountain View LLC
Warranty Deed
—
May 23, 2024
—
Rioeddy LLC
Fs Mountain View LLC
Warranty Deed
—
May 22, 2024
—
Wayne Henson
Fs Mountain View LLC
Warranty Deed
—
May 20, 2024
—
Sarun Johnson
Fs Mountain View LLC
Warranty Deed
—
May 17, 2024
—
Jl Springville Property LLC
Fs Mountain View LLC
Warranty Deed
—
Jul 20, 2023
—
Micro Flex 2 Mountain View LLC
—
Deed
related
$13,750,000 · Sunwest Bank
Feb 23, 2023
—
Micro Flex 2 Mountain View LLC
Ford Real Estate P C Daranda Prop L
Warranty Deed
—
Oct 5, 2022
—
Ford Real Estate PC
—
Deed
related
—
Aug 11, 2022
—
Daranda Properties LLC
S Jason Dodge
Warranty Deed
—
Aug 23, 2021
—
Ford Real Estate PC
Winder Properties LLC
Warranty Deed
—
Aug 29, 2018
—
Keller Family Trust
Keller,clay & Kelly
Quit Claim Deed
related
—
Dec 28, 2017
—
Lifetime Holdings LLC
Winder,alexander
Warranty Deed
related
$200,000 · Clay & Kelly Keller
Oct 6, 2016
—
Clay Keller
Winder Properties LLC
Quit Claim Deed
—
Sep 30, 2016
—
Winder Properties LLC
Ffaf Properties LLC
Warranty Deed
—
Oct 22, 2014
—
Ffaf Properties LLC
Helsten Bradley R
Trustees Deed
related
—
Oct 2, 2014
—
Ffaf Properties LLC
Helsten Bradley R
Trustees Deed
related
—
—
—
Mlr Ents LLC
—
Deed Of Trust
related
$880,988 · Bennett Tueller Johnson & Deer
—
—
Mlr Ents LLC
—
Deed Of Trust
related
—
—
—
Mlr Ents LLC
—
Deed Of Trust
related
$880,988 · Brenda Rindlesbach
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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