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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Industrial properties
8451 Sandy Pkwy, Sandy, UT 84070-6411
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0333629
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
22,719 SF
Lot
0.96 ac (41,818 SF)
Zoning code
CI
APN
21-36-377-008-4001
UPID
US86-0333629
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
-
Comfort Solutions HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$1.11M
Owner & transaction history
Banasky Rentals LLC · 5 yrs held
Banasky Rentals LLC
since 2020
6 recorded transactions
Zoning & alternative use
CI · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.8M
+52.7%
Warehouse, storage
$1.7M
+49.3%
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 Sandy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandy 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
$1,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,150,000
Current use
AUTO REPAIR, GARAGE
$1,755,000
Change: +53% · Conversion: Easy
WAREHOUSE, STORAGE
$1,715,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±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
$49 / 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
$43,656
Tax year 2024
Assessed value
$4,095,300
Assessed 2024
Previous assessed
$4,095,300
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$451,600
Assessed improvement
$3,643,700
Land market value
$451,600
Improvement market value
$3,643,700
Total market value
$4,095,300
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
NONE
Buildings
4
Stories
1
Total area
22,719 SF
Lot
0.96 ac (41,818 SF)
Zoning code
CI
APN
21-36-377-008-4001
UPID
US86-0333629
Jurisdiction
SALT LAKE
Zoning & alternative use
CI · Sandy, UT
Zoning CI · permitted uses
CI · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
4
Lot
0.96 ac
Current owner
From public records · entity-resolved
Banasky Rentals LLC
Entity
Mailing address
10307 S ROYAL MDWS CT, SOUTH JORDAN, UT 84095-3049
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2025
—
Banasky Rentals LLC
—
Deed
related
$2,000,000 · First Utah Bank
Nov 10, 2020
—
Banasky Rentals LLC
Lbs Global LLC
Warranty Deed
$2,200,000 · First Community Bank
Nov 4, 2020
—
Lbs Global LLC
Sc Holdings LLC
Grant Deed
related
—
Apr 7, 2020
—
Sc Holdings LLC
—
Deed Of Trust
related
$2,030,000 · Keybank USA
Jul 13, 2018
—
Sc Holdings L L C
Grass Valley Holdings LP
Warranty Deed
—
—
—
Valley Holdings Grass
—
Deed Of Trust
related
$2,478,750 · General Electric Capital Corp
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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