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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Warehouses
6580 201st N Frontage Rd West Valley City, UT 84128-6419
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0367846
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,800 SF
Lot
14.53 ac (632,927 SF)
Zoning code
IP-M
APN
14-22-200-019
UPID
US86-0367846
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
$910k
CAP Approach
CAP
$735k
Comparable Approach
Comparable
$515k
Blend (final)
Blend
$720k
Owner & transaction history
6580 Place LLC · 3 yrs held
6580 Place LLC
since 2022
5 recorded transactions
Zoning & alternative use
IP-M · West Valley City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$765,000
+114.8%
Restaurant
$655,000
+83.6%
Commercial (general)
$580,000
+63.4%
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 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
$910,000
CAP Approach
CAP Return
Estimation
6%
$800,000
6.5%
$735,000
7%
$685,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$765,000
Change: +115% · Conversion: Difficult
RESTAURANT
$655,000
Change: +84% · Conversion: Difficult
COMMERCIAL (GENERAL)
$580,000
Change: +63% · Conversion: Difficult
RETAIL STORES
$535,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$460,000
Change: +30% · Conversion: Easy
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$124 / 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
$95,923
Tax year 2024
Assessed value
$7,490,500
Assessed 2024
Previous assessed
$7,490,500
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$7,452,100
Assessed improvement
$38,400
Land market value
$7,452,100
Improvement market value
$38,400
Total market value
$7,490,500
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
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Buildings
2
Stories
1
Total area
5,800 SF
Lot
14.53 ac (632,927 SF)
Zoning code
IP-M
APN
14-22-200-019
UPID
US86-0367846
Jurisdiction
SALT LAKE
Zoning & alternative use
IP-M · West Valley City, UT
Zoning IP-M · permitted uses
IP-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
MEDICAL BUILDING
Est. value
$765,000
RESTAURANT
Est. value
$655,000
COMMERCIAL (GENERAL)
Est. value
$580,000
RETAIL STORES
Est. value
$535,000
AUTO REPAIR, GARAGE
Est. value
$460,000
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
14.53 ac
Current owner
From public records · entity-resolved
6580 Place LLC
Entity
Mailing address
376 E 400TH S STE #110, SALT LAKE CITY, UT 84111-2912
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Mar 16, 2026
—
6580 Place LLC
—
Deed
related
$21,520,000 · Bison Capital Investments II LLC
Oct 10, 2025
—
376 Place LLC
—
Deed
related
$12,045,000 · Bison Capital Investments II LLC
Mar 25, 2025
—
965 Place LLC
—
Deed
related
$3,330,000 · Bison Capital Investments II LLC
Mar 15, 2023
—
6580 Place LLC
—
Deed
related
$9,154,446 · Shipex INC
Dec 16, 2022
—
6580 Place LLC
Shadow Mountain IV Ltd
Quit Claim Deed
$16,670,000 · Cache Valley 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.
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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