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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Warehouses
8825 Sandy Pkwy Sandy, UT 84070-6408
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US86-1441529
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
15,000 SF
Lot
1.39 ac (60,548 SF)
Zoning code
CR-PUD
APN
27-01-176-010
UPID
US86-1441529
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
-
Sherwin-Williams Commercial Paint Store Hardware & Home Improvement Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$890k
Owner & transaction history
Jla88 LLC · 5 yrs held
Jla88 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
Top alternative use upside
Retail stores
$1.3M
+14.1%
Auto repair, garage
$1.2M
+2.3%
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
$755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,135,000
Current use
RETAIL STORES
$1,295,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,160,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$59 / 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
$28,343
Tax year 2024
Assessed value
$2,883,000
Assessed 2024
Previous assessed
$2,883,000
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$653,900
Assessed improvement
$2,229,100
Land market value
$653,900
Improvement market value
$2,229,100
Total market value
$2,883,000
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
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
2
Total area
15,000 SF
Lot
1.39 ac (60,548 SF)
Zoning code
CR-PUD
APN
27-01-176-010
UPID
US86-1441529
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
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
WAREHOUSE, STORAGE Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
2
Lot
1.39 ac
Current owner
From public records · entity-resolved
Jla88 LLC
Entity
Mailing address
8825 S SANDY PKWY, SANDY, UT 84070-6408
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2021
—
Jla88 LLC
James K Abraham
Special Warranty Deed
—
Sep 15, 2016
—
James K Abraham
—
Deed
related
$704,671 · Banner Bank
Aug 4, 2008
—
Abraham James K Trust
Patch Investments LLC
Grant Deed
—
Jul 2, 1996
—
Salt Lake Jet Ski INC
Cannon,allan
Quit Claim Deed
related
$652,089 · Brighton Bank
Feb 12, 1996
—
Allan Cannon
Peterson,dwight W
Grant Deed
related
—
—
—
Salt Lake Jet Ski INC
—
Deed Of Trust
related
$667,500 · Wells Fargo Bank
—
—
Patch Investments LLC
—
Deed Of Trust
related
$860,000 · Key Bank NA
—
—
Patch Investments LLC
—
Deed Of Trust
related
$32,000,000 · Key Bank & Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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