8540 Sandy Pkwy Sandy, UT 84070-6422
Entity Owned
Free & Clear
Estimated value (blended)
$505k
Range $455k – $556k (±10%)
Property ID
US86-0828875
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1992
Total area
9,500 SF
Lot
1.17 ac (50,965 SF)
Zoning code
CR-PUD
APN
21-36-352-036
UPID
US86-0828875
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
-
Electrical Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$500k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$510k
Blend (final)
Blend
$505k
Owner & transaction history
Zoning & alternative use
CR-PUD · Sandy, UT
Zoning description
This district is established to provide for an area of diverse but integrated commercial and industrial uses. Emphasis is placed on achieving an aesthetically attractive, functional area of wide ranging commercial and in…
General category
PLANNED_DEVELOPMENT
Top alternative use upside
Retail stores
$820,000
+70.3%
Auto repair, garage
$735,000
+52.7%
Warehouse, storage
$715,000
+49.3%
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$505k
Value range
$455k – $556k
±10% around blend
Estimated value / SF
$53 / SF
Confidence
Property data
88
Comparable evidence
60
$455k
blend $505k
$556k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,500 SF
Lot area
1.17 ac
Year built
1992
Stories
1
APN
21-36-352-036
Assessed value
$1,834,700
Annual tax
$18,037
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
$510k
Range $365k – $693k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$505k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+70%
vs current-use indication
Auto Repair, Garage
Warehouse, Storage
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
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
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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$1.83M
Move the market yield to see immediate price impact.
Value / SF
$193
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%
$116k
$2.31M
$1.65M
$1.28M
$128k
$2.57M
$1.83M
$1.43M
$141k
$2.83M
$2.02M
$1.57M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$18,037
Tax year 2024
Assessed value
$1,834,700
Assessed 2024
Previous assessed
$1,834,700
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$550,400
Assessed improvement
$1,284,300
Land market value
$550,400
Improvement market value
$1,284,300
Total market value
$1,834,700
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1992
Heating
SPACE
Buildings
2
Stories
1
Units
1
Total area
9,500 SF
Lot
1.17 ac (50,965 SF)
Zoning code
CR-PUD
APN
21-36-352-036
UPID
US86-0828875
Jurisdiction
SALT LAKE
Zoning & alternative use
CR-PUD · Sandy, UTZoning CR-PUD · permitted uses
CR-PUD · Sandy, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district is established to provide for an area of diverse but integrated commercial and industrial uses. Emphasis is placed on achieving an aesthetically attractive, functional area of wide ranging commercial and in…
General category
PLANNED_DEVELOPMENT
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
1992
Heating
SPACE
Stories
1
Buildings
2
Units
1
Lot
1.17 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
CR-PUD
PLANNED_DEVELOPMENT
Jurisdiction
Sandy, UT
Recorded code
CR-PUD
Official district
CR-PUD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CR-PUD 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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