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Property profile & analytics
FOR LEASE
Office buildings
864 S 490 W, Pleasant Grove, UT 84062
Entity Owned
1-yr Hold
Free & Clear
Property ID
US86-0474895
For Lease
1 / 19
$16 SF/Yr
864 S 490 W, Pleasant Grove, UT 84062
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Total area
19,365 SF
Lot
1.12 ac (48,961 SF)
APN
40-406-0303
UPID
US86-0474895
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
-
Nature's Remedy Alternative Medicine Practice
-
West Coast Swingin' at the Vibe Nightclub Music Venue
-
Zogo Worx (Bike/Boat/Book/etc) Store Pharmacy
-
Lil' Vibes Performing Arts High School Daycare Center
-
Grove Business Center LLC Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sandy Sub LLC · 1 yrs held
Sandy Sub LLC
since 2025
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pleasant Grove submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant Grove 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$17,993
Tax year 2023
Assessed value
$2,198,300
Assessed 2023
Previous assessed
$2,198,300
+0.0% YoY
Effective rate
0.82%
On assessed value
Land market value
$495,200
Improvement market value
$1,703,100
Total market value
$2,198,300
Applied tax rate
70.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2007
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Total area
19,365 SF
Lot
1.12 ac (48,961 SF)
APN
40-406-0303
UPID
US86-0474895
Jurisdiction
UTAH
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2007
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
1.12 ac
Current owner
From public records · entity-resolved
Sandy Sub LLC
Entity
Free & Clear · 1 yrs held
Mailing address
380 COTTON ST, MENLO PARK, CA 94025-5812
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2025
—
Sandy Sub LLC
Grove Busines Park Lc
Special Warranty Deed
—
Jan 4, 2018
—
Grove Business Park Lc
—
Grant Deed
related
$4,000,000 · Miscellaneous Ins Co
Sep 15, 2009
—
Grove Business Park Lc
Haight D B JR & A B Trust
Grant Deed
$4,287,729 · Colonial Life&accident Ins Co
Feb 26, 2008
—
David B Haight JR.
Grove Business Center I LLC
Grant Deed
$4,400,000 · Colonial Life&accident Ins Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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