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Property profile & analytics
OFF-MARKET
Estimated value
$5,315,000
Manufacturing properties
6087 5400th S West Valley City, UT 84118-7680
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US86-0379753
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
87,696 SF
Lot
60.1 ac (2,617,956 SF)
Zoning code
M
APN
20-14-101-005
UPID
US86-0379753
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
by Request
Comparable Approach
Comparable
$5.60M
Blend (final)
Blend
$5.32M
Owner & transaction history
Hspp Properties Utah LLC · 19 yrs held
Hspp Properties Utah LLC
since 2007
4 recorded transactions
Zoning & alternative use
M · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.8M
+115.5%
Retail stores
$8.1M
+98.9%
Auto repair, garage
$7.0M
+71.0%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,085,000
Current use
COMMERCIAL (GENERAL)
$8,800,000
Change: +116% · Conversion: Difficult
RETAIL STORES
$8,125,000
Change: +99% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,985,000
Change: +71% · Conversion: Easy
WAREHOUSE, STORAGE
$5,605,000
Change: +37% · Conversion: Easy
Blend value · Realmo final
$5.32M
Range $4.78M – $5.85M · ±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
$61 / 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
$235,616
Tax year 2024
Assessed value
$18,565,600
Assessed 2024
Previous assessed
$18,565,600
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$12,824,600
Assessed improvement
$5,741,000
Land market value
$12,824,600
Improvement market value
$5,741,000
Total market value
$18,565,600
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
9
Stories
1
Total area
87,696 SF
Lot
60.1 ac (2,617,956 SF)
Zoning code
M
APN
20-14-101-005
UPID
US86-0379753
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$8.8M
RETAIL STORES
Est. value
$8.1M
AUTO REPAIR, GARAGE
Est. value
$7.0M
WAREHOUSE, STORAGE
Est. value
$5.6M
INDUSTRIAL (GENERAL) Current
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
9
Lot
60.1 ac
Current owner
From public records · entity-resolved
Hspp Properties Utah LLC
Entity
Mailing address
PO BOX 80615, INDIANAPOLIS, IN 46280-0615
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2007
—
Hspp Properties Utah LLC
Waldron Family
Grant Deed
—
Jun 15, 2006
—
Waldron Family
—
Deed Of Trust
related
$1,250,000 · Zions First National Bank
—
—
Waldron Family
—
Deed Of Trust
related
$3,878,400 · Zions First National Bank
—
—
Waldron Family
—
Deed Of Trust
related
$3,878,400 · Zions First National Bank
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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