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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Warehouses
745 Warm Spgs Rd Salt Lake City, UT 84116-2316
Entity Owned
Free & Clear
Property ID
US86-0288430
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2007
Construction
STEEL FRAME
Total area
10,222 SF
Lot
1.14 ac (49,658 SF)
Zoning code
M-1
APN
08-26-479-004
UPID
US86-0288430
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
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$568k
Blend (final)
Blend
$560k
Owner & transaction history
Utah Department Of Transportation
Utah Department Of Transportation
since 2025
2 recorded transactions
Zoning & alternative use
M-1 · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$870,000
+95.8%
Auto repair, garage
$740,000
+66.4%
Neighborhood: shopping center
$490,000
+10.1%
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 Salt Lake City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salt Lake 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
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$445,000
Current use
COMMERCIAL (GENERAL)
$870,000
Change: +96% · Conversion: Difficult
AUTO REPAIR, GARAGE
$740,000
Change: +66% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$490,000
Change: +10% · Conversion: Moderate
OFFICE BUILDING
$440,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$55 / 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
$20,675
Tax year 2024
Assessed value
$2,169,700
Assessed 2024
Previous assessed
$2,169,700
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$549,900
Assessed improvement
$1,619,800
Land market value
$549,900
Improvement market value
$1,619,800
Total market value
$2,169,700
Applied tax rate
13.0000
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
2007
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
10,222 SF
Lot
1.14 ac (49,658 SF)
Zoning code
M-1
APN
08-26-479-004
UPID
US86-0288430
Jurisdiction
SALT LAKE
Zoning & alternative use
M-1 · Salt Lake City, UT
Zoning M-1 · permitted uses
M-1 · Salt Lake City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salt Lake City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$445,000
COMMERCIAL (GENERAL)
Est. value
$870,000
AUTO REPAIR, GARAGE
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$490,000
OFFICE BUILDING
Est. value
$440,000
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2007
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.14 ac
Current owner
From public records · entity-resolved
Utah Department Of Transportation
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 160010, CLEARFIELD, UT 84016-0010
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2025
—
Utah Department Of Transportation
Mower Leasing Company LLC
Warranty Deed
—
Mar 16, 2022
—
Ncwpcs Mpl 29 Year Sites Tower Hold
Mower Leasing Company LLC
Lease
—
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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