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Property profile & analytics
OFF-MARKET
Estimated value
$1,835,000
Drug stores
645 9000th S Sandy, UT 84070-2424
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US86-1223794
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2015
Total area
13,009 SF
Lot
2.28 ac (99,317 SF)
Zoning code
BC
APN
28-06-282-075
UPID
US86-1223794
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
$1.74M
Blend (final)
Blend
$1.84M
Owner & transaction history
Bh Ut Cvvvs LLC · 5 yrs held
Bh Ut Cvvvs LLC
since 2021
1 recorded transaction
Zoning & alternative use
BC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is established to provide guidelines for the development of properties fronting on 700 East north of 9000 South. Regulations are intended to allow a selective variety of uses within planned commercial centers in a manner that will contribute to efficient traffic flow and architectural elements compatible with adjoining residential neighborhoods…
Zone name
Boulevard Commercial
General category
COMMERCIAL
Zone area
91.08 ac
Source
Realmo
Top alternative use upside
Medical building
$2.2M
+99.7%
Commercial (general)
$1.9M
+65.8%
Restaurant
$1.5M
+35.5%
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 Sandy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy 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
RETAIL STORES
$1,120,000
Current use
MEDICAL BUILDING
$2,240,000
Change: +100% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,860,000
Change: +66% · Conversion: Easy
RESTAURANT
$1,520,000
Change: +36% · Conversion: Easy
Blend value · Realmo final
$1.84M
Range $1.65M – $2.02M · ±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
$141 / 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
$71,784
Tax year 2023
Assessed value
$7,280,300
Assessed 2023
Previous assessed
$7,280,300
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$2,145,300
Assessed improvement
$5,135,000
Land market value
$2,145,300
Improvement market value
$5,135,000
Total market value
$7,280,300
Applied tax rate
35.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2015
Cooling
YES
Stories
1
Units
1
Total area
13,009 SF
Lot
2.28 ac (99,317 SF)
Zoning code
BC
APN
28-06-282-075
UPID
US86-1223794
Jurisdiction
SALT LAKE
Zoning & alternative use
BC · Sandy, UTZoning BC · permitted uses
BC · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is established to provide guidelines for the development of properties fronting on 700 East north of 9000 South. Regulations are intended to allow a selective variety of uses within planned commercial centers in a manner that will contribute to efficient traffic flow and architectural elements compatible with adjoining residential neighborhoods.
Zone name
Boulevard Commercial
General category
COMMERCIAL
Zone area
91.08 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.9M
RESTAURANT
Est. value
$1.5M
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
2015
Cooling
Yes
Stories
1
Units
1
Lot
2.28 ac
Current owner
From public records · entity-resolved
Bh Ut Cvvvs LLC
Entity
Mailing address
1 CVS DR, WOONSOCKET, RI 02895-6146
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2021
—
Bh Ut Cvvvs LLC
Sandy Jmu LLC
Special Warranty Deed
$300,000 · First Fidelity 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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