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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Retail space
8930 Sandy Pkwy Sandy, UT 84070-6420
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US86-0498894
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,820 SF
Lot
1.11 ac (48,352 SF)
Zoning code
CR-PUD
APN
27-01-178-010
UPID
US86-0498894
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
-
Wards Discount Carpet Carpet & Flooring Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$955k
Blend (final)
Blend
$710k
Owner & transaction history
B & G Ward Holdings LLC · 4 yrs held
B & G Ward Holdings LLC
since 2021
5 recorded transactions
Zoning & alternative use
CR-PUD · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+35.5%
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
$465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$845,000
Current use
RESTAURANT
$1,145,000
Change: +36% · Conversion: Easy
AUTO REPAIR, GARAGE
$760,000
Change: -10% · Conversion: Difficult
WAREHOUSE, STORAGE
$740,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$72 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$19,360
Tax year 2023
Assessed value
$1,963,500
Assessed 2023
Previous assessed
$1,963,500
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$763,400
Assessed improvement
$1,200,100
Land market value
$763,400
Improvement market value
$1,200,100
Total market value
$1,963,500
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
9,820 SF
Lot
1.11 ac (48,352 SF)
Zoning code
CR-PUD
APN
27-01-178-010
UPID
US86-0498894
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
RETAIL STORES Current
Est. value
$845,000
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$760,000
WAREHOUSE, STORAGE
Est. value
$740,000
RETAIL STORES Current
RESTAURANT
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
1.11 ac
Current owner
From public records · entity-resolved
B & G Ward Holdings LLC
Entity
Mailing address
13347 S WRANGLER CIR, DRAPER, UT 84020-9010
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 25, 2021
—
B & G Ward Holdings LLC
Robert C Ward
Quit Claim Deed
related
—
May 13, 1999
—
Ward Trust
Ward Trust
Quit Claim Deed
related
$244,000 · Greater Salt Lake Business Dis
Mar 16, 1998
—
Robert C Ward
—
Grant Deed
related
$471,190 · Bank Of American Fork
Jan 5, 1998
—
Robert C Ward
Smith,k W & Sharen H
Grant Deed
$115,850 · Draper Bank & Trust
—
—
Robert C Ward
—
Deed Of Trust
related
$124,510 · Bank Of American Fork
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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