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Property profile & analytics
OFF-MARKET
Estimated value
$3,690,000
Office buildings
6368 Beagley Rd, West Valley City, UT 84128-5673
Entity Owned
5-yr Hold
Free & Clear
Property ID
US86-1461497
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2020
Total area
99,064 SF
Lot
5.65 ac (246,114 SF)
Zoning code
1P-M
APN
14-23-301-002
UPID
US86-1461497
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
by Request
Blend (final)
Blend
$3.69M
Owner & transaction history
Aligned Data Centers Propco LLC · 5 yrs held
Aligned Data Centers Propco LLC
since 2021
5 recorded transactions
Zoning & alternative use
1P-M · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$6.1M
+42.6%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,265,000
Current use
WAREHOUSE, STORAGE
$6,085,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$3.69M
Range $3.32M – $4.06M · ±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
$37 / 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
$493,398
Tax year 2023
Assessed value
$36,157,100
Assessed 2024
Previous assessed
$36,531,800
-1.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$3,235,400
Assessed improvement
$32,921,700
Land market value
$3,235,400
Improvement market value
$32,921,700
Total market value
$36,157,100
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2020
Heating
HOT WATER
Cooling
YES
Stories
1
Units
4
Total area
99,064 SF
Lot
5.65 ac (246,114 SF)
Zoning code
1P-M
APN
14-23-301-002
UPID
US86-1461497
Jurisdiction
SALT LAKE
Zoning & alternative use
1P-M · West Valley City, UT
Zoning 1P-M · permitted uses
1P-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
OFFICE BUILDING Current
Est. value
$4.3M
WAREHOUSE, STORAGE
Est. value
$6.1M
OFFICE BUILDING Current
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
2020
Heating
HOT WATER
Cooling
Yes
Stories
1
Units
4
Lot
5.65 ac
Current owner
From public records · entity-resolved
Aligned Data Centers Propco LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2800 SMT AVE, PLANO, TX 75074-7444
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2023
—
Aligned Data Centers Wvc Propco LLC
—
Deed
related
$300,000,000 · Wilmington Trust NA
Nov 15, 2022
—
Aligned Data Centers Wvc Propco LLC
—
Deed
related
—
Aug 26, 2021
—
Aligned Data Centers Wvc Propco LLC
—
Deed
related
—
Jun 14, 2021
—
Aligned Data Centers Propco LLC
—
Deed
related
$2,000,000 · Toronto Dominion LLC
Apr 29, 2021
—
Aligned Data Centers Propco LLC
Wvc Industrial LLC
Special Warranty Deed
—
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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