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Property profile & analytics
OFF-MARKET
Estimated value
$1,260,000
Warehouses
9101 State St Sandy, UT 84070-2608
Entity Owned
18-yr Hold
Free & Clear
Property ID
US86-0463863
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Construction
STEEL FRAME
Total area
9,990 SF
Lot
4.73 ac (206,039 SF)
Zoning code
RC
APN
28-06-301-054
UPID
US86-0463863
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
-
Public Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$1.26M
Owner & transaction history
PSA INSTITUTIONAL PARTNERS
PSA INSTITUTIONAL PARTNERS
Zoning & alternative use
RC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.7M
+127.9%
Commercial (general)
$1.4M
+89.3%
Restaurant
$1.2M
+54.7%
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
$1,250,000
CAP Approach
CAP Return
Estimation
6%
$1,375,000
6.5%
$1,270,000
7%
$1,180,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,720,000
Change: +128% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,430,000
Change: +89% · Conversion: Difficult
RESTAURANT
$1,165,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$860,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$770,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.26M
Range $1.13M – $1.39M · ±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
$126 / 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
$57,216
Tax year 2024
Assessed value
$5,852,590
Assessed 2024
Previous assessed
$5,852,590
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$4,084,690
Assessed improvement
$1,767,900
Land market value
$4,084,690
Improvement market value
$1,767,900
Total market value
$5,852,590
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
1984
Construction
STEEL FRAME
Heating
NONE
Buildings
18
Stories
1
Units
626
Total area
9,990 SF
Lot
4.73 ac (206,039 SF)
Zoning code
RC
APN
28-06-301-054
UPID
US86-0463863
Jurisdiction
SALT LAKE
Zoning & alternative use
RC · Sandy, UT
Zoning RC · permitted uses
RC · 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
MEDICAL BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RESTAURANT
Est. value
$1.2M
RETAIL STORES
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$770,000
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
1984
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
18
Units
626
Lot
4.73 ac
Current owner
From public records · entity-resolved
PSA INSTITUTIONAL PARTNERS
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 25025, GLENDALE, CA 91221-5025
Mailing matches property
Yes
Owner-occupied
Yes
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.
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