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Property profile & analytics
OFF-MARKET
Estimated value
$6,705,000
Investment properties
90 400th W2a, Salt Lake City, UT 84101-1324
Entity Owned
Absentee Owner
Free & Clear
Property ID
US86-0890655
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2001
Total area
53,813 SF
Lot
0.01 ac (436 SF)
Zoning code
GMU
APN
15-01-131-019
UPID
US86-0890655
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
-
Garda Insurance Insurance Agency
-
WeWork Office Space & Coworking Coworking & Hybrid Office
-
WELD Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Elevated Rank Marketing & Advertising
-
salt city best fest Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.41M
Blend (final)
Blend
$6.71M
Owner & transaction history
VESTAR GATEWAY LLC
VESTAR GATEWAY LLC
Zoning & alternative use
GMU · Salt Lake City, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.1M
+84.2%
Retail stores
$6.1M
+57.0%
Warehouse, storage
$4.1M
+5.0%
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 Salt Lake City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salt Lake City 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
MEDICAL BUILDING
$7,100,000
Change: +84% · Conversion: Easy
RETAIL STORES
$6,050,000
Change: +57% · Conversion: Easy
WAREHOUSE, STORAGE
$4,050,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$6.71M
Range $6.03M – $7.38M · ±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
$125 / 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
$221,186
Tax year 2023
Assessed value
$22,373,700
Assessed 2023
Previous assessed
$22,373,700
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$605,300
Assessed improvement
$21,768,400
Land market value
$605,300
Improvement market value
$21,768,400
Total market value
$22,373,700
Applied tax rate
1.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2001
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Total area
53,813 SF
Lot
0.01 ac (436 SF)
Zoning code
GMU
APN
15-01-131-019
UPID
US86-0890655
Jurisdiction
SALT LAKE
Zoning & alternative use
GMU · Salt Lake City, UT
Zoning GMU · permitted uses
GMU · Salt Lake City, UT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salt Lake City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$7.1M
RETAIL STORES
Est. value
$6.1M
WAREHOUSE, STORAGE
Est. value
$4.1M
MEDICAL BUILDING
RETAIL STORES
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
2001
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
0.01 ac
Current owner
From public records · entity-resolved
VESTAR GATEWAY LLC
Entity
Free & Clear · 0 yrs held
Mailing address
2425 E CAMELBACK RD, PHOENIX, AZ 85016-4200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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