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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Industrial properties
9132 700th E Sandy, UT 84070-6230
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US86-0316748
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,758 SF
Lot
0.85 ac (37,026 SF)
Zoning code
CC
APN
28-06-427-077
UPID
US86-0316748
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
-
Wasatch Rx Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$475k
CAP Approach
CAP
$985k
Comparable Approach
Comparable
$712k
Blend (final)
Blend
$725k
Owner & transaction history
Black Arrow Develoment LLC · 8 yrs held
Black Arrow Develoment LLC
since 2018
5 recorded transactions
Zoning & alternative use
CC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is established to allow for retail businesses and related uses to be grouped together into well planned and well designed planned commercial centers serving an area of one or more of Sandy planning quadrants and or areas that may extend beyond Sandy City
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
135.57 ac
Source
Realmo
Top alternative use upside
Restaurant
$1.1M
+130.9%
Retail stores
$840,000
+70.3%
Auto repair, garage
$755,000
+52.7%
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
$475,000
CAP Approach
CAP Return
Estimation
6%
$1,065,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$495,000
Current use
RESTAURANT
$1,140,000
Change: +131% · Conversion: Difficult
RETAIL STORES
$840,000
Change: +70% · Conversion: Moderate
AUTO REPAIR, GARAGE
$755,000
Change: +53% · Conversion: Easy
WAREHOUSE, STORAGE
$735,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$725k
Range $653k – $798k · ±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
$74 / 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
$25,345
Tax year 2024
Assessed value
$2,578,100
Assessed 2024
Previous assessed
$2,578,100
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$765,300
Assessed improvement
$1,812,800
Land market value
$765,300
Improvement market value
$1,812,800
Total market value
$2,578,100
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Total area
9,758 SF
Lot
0.85 ac (37,026 SF)
Zoning code
CC
APN
28-06-427-077
UPID
US86-0316748
Jurisdiction
SALT LAKE
Zoning & alternative use
CC · Sandy, UTZoning CC · permitted uses
CC · 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 allow for retail businesses and related uses to be grouped together into well planned and well designed planned commercial centers serving an area of one or more of Sandy planning quadrants and or areas that may extend beyond Sandy City
Zone name
Community Commercial
General category
COMMERCIAL
Zone area
135.57 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$495,000
RESTAURANT
Est. value
$1.1M
RETAIL STORES
Est. value
$840,000
AUTO REPAIR, GARAGE
Est. value
$755,000
WAREHOUSE, STORAGE
Est. value
$735,000
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
Black Arrow Develoment LLC
Entity
Free & Clear · 8 yrs held
Mailing address
83 LONE HOLW DR, SANDY, UT 84092-5531
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Jun 29, 2018
—
Black Arrow Develoment LLC
Daniels,thomas E JR
Warranty Deed
—
Sep 15, 2016
—
Thomas E Daniels JR
Aquarium LLC
Quit Claim Deed
related
—
Sep 9, 2005
—
Bjd Investments LLC
Aquarium LLC
Quit Claim Deed
related
—
Jun 6, 2003
—
Tom Daniels
Latr INC
Grant Deed
related
—
—
—
Bjd Investments LLC
—
Deed Of Trust
related
$718,210 · Thomas E JR Daniels
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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