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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Warehouses
8054 State St, Midvale, UT 84047-3243
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-1491345
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,540 SF
Lot
0.01 ac (436 SF)
Zoning code
SS
APN
21-36-285-006
UPID
US86-1491345
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
$395k
CAP Approach
CAP
$830k
Comparable Approach
Comparable
$589k
Blend (final)
Blend
$605k
Owner & transaction history
Russon Family Legacy LLC · 1 yrs held
Russon Family Legacy LLC
since 2025
3 recorded transactions
Zoning & alternative use
SS · Midvale, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$700,000
+41.8%
Auto repair, garage
$685,000
+38.7%
Commercial (general)
$675,000
+36.8%
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
$395,000
CAP Approach
CAP Return
Estimation
6%
$900,000
6.5%
$830,000
7%
$770,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$495,000
Current use
RESTAURANT
$700,000
Change: +42% · Conversion: Difficult
AUTO REPAIR, GARAGE
$685,000
Change: +39% · Conversion: Easy
COMMERCIAL (GENERAL)
$675,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$505,000
Change: +2% · Conversion: Moderate
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$93 / 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
$14,628
Tax year 2024
Assessed value
$1,372,200
Assessed 2024
Previous assessed
$1,372,200
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$411,700
Assessed improvement
$960,500
Land market value
$411,700
Improvement market value
$960,500
Total market value
$1,372,200
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
6,540 SF
Lot
0.01 ac (436 SF)
Zoning code
SS
APN
21-36-285-006
UPID
US86-1491345
Jurisdiction
SALT LAKE
Zoning & alternative use
SS · Midvale, UT
Zoning SS · permitted uses
SS · 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
$495,000
RESTAURANT
Est. value
$700,000
AUTO REPAIR, GARAGE
Est. value
$685,000
COMMERCIAL (GENERAL)
Est. value
$675,000
RETAIL STORES
Est. value
$505,000
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.01 ac
Current owner
From public records · entity-resolved
Russon Family Legacy LLC
Entity
Free & Clear · 1 yrs held
Mailing address
175 N 1200TH E, LEHI, UT 84043-2445
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2025
—
Russon Family Legacy LLC
Ses 340 LLC
Warranty Deed
—
May 31, 2024
—
Ses 340 LLC
Auto Motion INC
Warranty Deed
$1,900,000 · Auto-motion INC
Feb 26, 2007
—
Auto-motion INC
Nemanic Of Bojuk Properties LLC
Warranty Deed
$430,000 · Nemanic/bojuk Properties LLC
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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