7880 1300th E Sandy, UT 84094-0746
Entity Owned
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$1.24M
Range $1.12M – $1.36M (±10%)
Property ID
US86-0458283
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
27,817 SF
Lot
2.56 ac (111,514 SF)
Zoning code
SD(CC)
APN
22-32-226-017
UPID
US86-0458283
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Furniture & Home Goods Home Decor Store
-
Art Gallery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$940k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.24M
Owner & transaction history
since 2025
4 recorded transactions
Zoning & alternative use
SD(CC) · Sandy, UT
Zoning description
The purpose of the CC Planned Center or Community Commercial Subdistrict is to allow for retail businesses and related uses to be grouped together into a well planned and designed shopping center as a complementary porti…
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.24M
Value range
$1.12M – $1.36M
±10% around blend
Estimated value / SF
$45 / SF
Confidence
Property data
88
Comparable evidence
60
$1.12M
blend $1.24M
$1.36M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
27,817 SF
Lot area
2.56 ac
Year built
1993
Stories
1
APN
22-32-226-017
Assessed value
$3,238,700
Annual tax
$31,104
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.54M
Range $1.16M – $3.57M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.24M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.24M
Move the market yield to see immediate price impact.
Value / SF
$116
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$204k
$4.08M
$2.91M
$2.27M
$227k
$4.53M
$3.24M
$2.52M
$249k
$4.99M
$3.56M
$2.77M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$31,104
Tax year 2023
Assessed value
$3,238,700
Assessed 2023
Previous assessed
$3,238,700
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$1,697,800
Assessed improvement
$1,540,900
Land market value
$1,697,800
Improvement market value
$1,540,900
Total market value
$3,238,700
Applied tax rate
35.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
27,817 SF
Lot
2.56 ac (111,514 SF)
Zoning code
SD(CC)
APN
22-32-226-017
UPID
US86-0458283
Jurisdiction
SALT LAKE
Zoning & alternative use
SD(CC) · Sandy, UTZoning SD(CC) · permitted uses
SD(CC) · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of the CC Planned Center or Community Commercial Subdistrict is to allow for retail businesses and related uses to be grouped together into a well planned and designed shopping center as a complementary porti…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
2.56 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
SD(CC)
COMMERCIAL
Jurisdiction
Sandy, UT
Recorded code
SD(CC)
Official district
SD(CC)
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for SD(CC) in Sandy, UT.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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