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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Retail space
817 1700th S Syracuse, UT 84075-8687
Entity Owned
2-yr Hold
Free & Clear
Property ID
US86-0384109
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2022
Total area
5,483 SF
Lot
0.85 ac (37,026 SF)
APN
12-966-0001
UPID
US86-0384109
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
Current use
Occupant on record · Public records
-
Twisted Sugar Bakery Take-out & Catering
-
Jersey Mike's Subs Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$817k
Blend (final)
Blend
$770k
Owner & transaction history
Patriot Properties Utah LLC · 2 yrs held
Patriot Properties Utah LLC
since 2023
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+124.0%
Medical building
$895,000
+73.6%
Restaurant
$665,000
+29.6%
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 Syracuse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Syracuse 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
$470,000
CAP Approach
CAP Return
Estimation
6%
$1,105,000
6.5%
$1,020,000
7%
$945,000
Alternative Use
Use
Estimation
RETAIL STORES
$515,000
Current use
COMMERCIAL (GENERAL)
$1,155,000
Change: +124% · Conversion: Easy
MEDICAL BUILDING
$895,000
Change: +74% · Conversion: Difficult
RESTAURANT
$665,000
Change: +30% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$470,000
Change: -9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$465,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$140 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$8,006
Tax year 2023
Assessed value
$720,999
Assessed 2024
Previous assessed
$720,999
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$203,643
Assessed improvement
$517,356
Land market value
$370,260
Improvement market value
$940,648
Total market value
$1,310,908
Applied tax rate
254.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2022
Cooling
AC.PACKAGE
Stories
1
Total area
5,483 SF
Lot
0.85 ac (37,026 SF)
APN
12-966-0001
UPID
US86-0384109
Jurisdiction
DAVIS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$515,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$895,000
RESTAURANT
Est. value
$665,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$470,000
AUTO REPAIR, GARAGE
Est. value
$465,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2022
Cooling
Yes
Stories
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
Patriot Properties Utah LLC
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 73415, SAN CLEMENTE, CA 92673-0114
Ownership since
2023
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
Nov 3, 2023
—
Patriot Properties Utah LLC
Syracuse Property Holdings LLC
Special Warranty Deed
—
Aug 10, 2022
—
Syracuse Property Holdings LLC
—
Deed
related
$1,580,000 · Sunwest 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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