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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Warehouses
8021 State St, Midvale, UT 84047
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-1471036
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2009
Construction
STEEL FRAME
Total area
14,402 SF
Lot
0.95 ac (41,382 SF)
Zoning code
CI
APN
22-31-152-016
UPID
US86-1471036
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
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$884k
Blend (final)
Blend
$765k
Owner & transaction history
Fnlr Non Friction LLC · 2 yrs held
Fnlr Non Friction LLC
since 2024
7 recorded transactions
Zoning & alternative use
CI · Midvale, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+2.3%
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 Midvale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Midvale 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
$650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,090,000
Current use
RETAIL STORES
$1,115,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$765k
Range $689k – $842k · ±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
$53 / 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
$21,957
Tax year 2024
Assessed value
$2,059,800
Assessed 2024
Previous assessed
$2,059,800
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$597,500
Assessed improvement
$1,462,300
Land market value
$597,500
Improvement market value
$1,462,300
Total market value
$2,059,800
Applied tax rate
30.0000
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
2009
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Units
1
Total area
14,402 SF
Lot
0.95 ac (41,382 SF)
Zoning code
CI
APN
22-31-152-016
UPID
US86-1471036
Jurisdiction
SALT LAKE
Zoning & alternative use
CI · Midvale, UT
Zoning CI · permitted uses
CI · Midvale, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Midvale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
2009
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Units
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
Fnlr Non Friction LLC
Entity
Mailing address
11611 SAN VICENTE BLVD FL, LOS ANGELES, CA 90049-5106
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2024
—
Fnlr Non Friction LLC
Reladyne West LLC
Special Warranty Deed
—
Feb 14, 2018
—
Reladyne Real Estate West LLC
—
Grant Deed
related
$3,937,500 · Golub Cap Markets LLC
Oct 26, 2016
—
Reladyne Real Estate West LLC
Cardwell Distributing INC
Warranty Deed
—
Feb 28, 2013
—
Cardwell Distributing INC
T & W Investments INC
Quit Claim Deed
related
—
Apr 30, 2012
—
T & W Investments INC
—
Deed Of Trust
related
$15,500,000 · Zions First National Bank
Dec 21, 2011
—
T & W Investments INC
—
Deed Of Trust
related
$14,000,000 · Zions First National Bank
Sep 9, 2011
—
T & W Invesmtents INC
—
Deed Of Trust
related
$12,000,000 · Zions First National Bank
Aug 24, 2009
—
T & W Investments INC
Jenkins,ralph C
Warranty Deed
related
—
May 10, 2006
—
Marx C Blackett Oil INC
Jenkins,ralph C
Grant Deed
related
—
—
—
T & W Investments INC
—
Deed Of Trust
related
$1,250,000 · Zions First National Bank
—
—
Ralph C Jenkins
—
Deed Of Trust
related
$183,000 · Mountain West Small Busn Fin
—
—
T & W Investments INC
—
Deed Of Trust
related
$454,059 · Zions First National 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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