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Property profile & analytics
OFF-MARKET
Estimated value
$4,935,000
Industrial properties
8660 Sandy Pkwy, Sandy, UT 84070-6406
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0031829
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2003
Construction
CONCRETE
Total area
74,075 SF
Lot
5.36 ac (233,482 SF)
Zoning code
CR-PUD
APN
27-01-101-040
UPID
US86-0031829
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
-
OSHA Salt Lake Technical Center Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.41M
Blend (final)
Blend
$4.94M
Owner & transaction history
Ngp Vii Sandy Ut LLC · 3 yrs held
Ngp Vii Sandy Ut LLC
since 2022
4 recorded transactions
Zoning & alternative use
CR-PUD · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.4M
+70.3%
Auto repair, garage
$5.7M
+52.7%
Warehouse, storage
$5.6M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,750,000
Current use
RETAIL STORES
$6,385,000
Change: +70% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,725,000
Change: +53% · Conversion: Easy
WAREHOUSE, STORAGE
$5,595,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$4.94M
Range $4.44M – $5.43M · ±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
$67 / 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
$286,350
Tax year 2024
Assessed value
$29,127,200
Assessed 2024
Previous assessed
$29,127,200
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$4,202,700
Assessed improvement
$24,924,500
Land market value
$4,202,700
Improvement market value
$24,924,500
Total market value
$29,127,200
Applied tax rate
35.0000
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
2003
Construction
CONCRETE
Heating
HOT WATER
Stories
1
Total area
74,075 SF
Lot
5.36 ac (233,482 SF)
Zoning code
CR-PUD
APN
27-01-101-040
UPID
US86-0031829
Jurisdiction
SALT LAKE
Zoning & alternative use
CR-PUD · Sandy, UT
Zoning CR-PUD · permitted uses
CR-PUD · 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
$3.8M
RETAIL STORES
Est. value
$6.4M
AUTO REPAIR, GARAGE
Est. value
$5.7M
WAREHOUSE, STORAGE
Est. value
$5.6M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
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
2003
Construction
CONCRETE
Heating
HOT WATER
Stories
1
Lot
5.36 ac
Current owner
From public records · entity-resolved
Ngp Vii Sandy Ut LLC
Entity
Mailing address
1650 TYSONS BLVD STE #1500, MCLEAN, VA 22102-4856
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Oct 28, 2022
—
Ngp Vii Sandy Ut LLC
Egp 8660 Sandy LLC
Special Warranty Deed
$139,617,600 · Pnc Bank NA
Feb 6, 2017
—
Egp 8660 Sandy LLC
8660 Osha LLC
Quit Claim Deed
related
—
Apr 16, 2009
—
8660 Osha LLC
Clf Osha Sandy LLC
Grant Deed
—
Aug 15, 2005
—
Clf Osha Sandy LLC
Utah Tech Center LLC
Grant Deed
—
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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