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Property profile & analytics
OFF-MARKET
Estimated value
$335,000
Warehouses
8695 Sandy Pkwy Sandy, UT 84070-6425
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US86-0019046
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2004
Total area
2,577 SF
Lot
0.12 ac (5,227 SF)
Zoning code
CR-PUD
APN
27-01-130-022
UPID
US86-0019046
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$335k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$335k
Owner & transaction history
Lightgouse Showroom LLC · 4 yrs held
Lightgouse Showroom LLC
since 2021
7 recorded transactions
Zoning & alternative use
CR-PUD · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 industrial activity
Zone name
Regional Commercial And Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
111.40 ac
Source
Realmo
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
$335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$335k
Range $302k – $369k · ±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
$130 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$5,863
Tax year 2022
Assessed value
$580,900
Assessed 2023
Previous assessed
$580,900
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$174,300
Assessed improvement
$406,600
Land market value
$174,300
Improvement market value
$406,600
Total market value
$580,900
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2004
Heating
NONE
Cooling
YES
Stories
1
Total area
2,577 SF
Lot
0.12 ac (5,227 SF)
Zoning code
CR-PUD
APN
27-01-130-022
UPID
US86-0019046
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
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 industrial activity
Zone name
Regional Commercial And Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
111.40 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2004
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Lightgouse Showroom LLC
Entity
Mailing address
1424 S 590TH E, SALEM, UT 84653-5309
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2021
—
Lightgouse Showroom LLC
Aj Houghton Investments LLC
Warranty Deed
$450,000 · Aj Houguton Investments LLC
Jul 8, 2016
—
Aj Houghton Investments LLC
Light House LLC
Warranty Deed
—
Aug 20, 2013
—
Light House LLC
Diamonds Direct Lc
Warranty Deed
$431,428 · Central Bank & Trust
Jan 31, 2007
—
Diamonds Direct Lc
First Colonies Lc
Special Warranty Deed
$460,178 · Continental Bank
Feb 9, 2006
—
Paradigm Construction Mgmt INC
First Colonies Lc
Grant Deed
—
Jan 18, 2006
—
Harold B Irving
First Colonies Lc
Grant Deed
related
—
Dec 16, 2004
—
Scott Wood
First Colonies Lc
Grant Deed
$163,852 · J P Morgan Chase Bank
Sep 10, 2004
—
Colonies Lc First
Summerhays Property Mgmt Ltd
Warranty Deed
related
—
—
—
Light House LLC
—
Deed Of Trust
related
$202,000 · Utah Certified Dev
—
—
Lighthouse LLC
—
Deed Of Trust
related
$5,000 · Central Bk
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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