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Property profile & analytics
OFF-MARKET
Estimated value
$1,840,000
Warehouses
9200 State St Sandy, UT 84070-2604
Entity Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0259529
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,823 SF
Lot
4.65 ac (202,554 SF)
Zoning code
RC
APN
27-01-427-030
UPID
US86-0259529
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.70M
Blend (final)
Blend
$1.84M
Owner & transaction history
Sandy Redevelopment Co LLC · 17 yrs held
Sandy Redevelopment Co LLC
since 2008
7 recorded transactions
Zoning & alternative use
RC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is established to stimulate economic development by allowing for a diversity of land uses in areas of the City that are accessible to regional transportation facilities and developed within planned commercial centers. This district is intended to stimulate creative development and site design for highway commercial uses
Zone name
Regional Commercial
General category
COMMERCIAL
Zone area
362.62 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$3.0M
+89.3%
Restaurant
$2.4M
+54.7%
Retail stores
$1.8M
+14.1%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,575,000
Current use
COMMERCIAL (GENERAL)
$2,975,000
Change: +89% · Conversion: Difficult
RESTAURANT
$2,435,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$1,795,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,610,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.84M
Range $1.66M – $2.02M · ±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
$88 / 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
$46,807
Tax year 2024
Assessed value
$4,761,200
Assessed 2024
Previous assessed
$4,761,200
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$4,093,900
Assessed improvement
$667,300
Land market value
$4,093,900
Improvement market value
$667,300
Total market value
$4,761,200
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
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
EVAPORATIVE
Buildings
3
Stories
1
Total area
20,823 SF
Lot
4.65 ac (202,554 SF)
Zoning code
RC
APN
27-01-427-030
UPID
US86-0259529
Jurisdiction
SALT LAKE
Zoning & alternative use
RC · Sandy, UTZoning RC · permitted uses
RC · 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 stimulate economic development by allowing for a diversity of land uses in areas of the City that are accessible to regional transportation facilities and developed within planned commercial centers. This district is intended to stimulate creative development and site design for highway commercial uses
Zone name
Regional Commercial
General category
COMMERCIAL
Zone area
362.62 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RESTAURANT
Est. value
$2.4M
RETAIL STORES
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
WAREHOUSE, STORAGE Current
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
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
3
Lot
4.65 ac
Current owner
From public records · entity-resolved
Sandy Redevelopment Co LLC
Entity
Mailing address
9256 S STATE ST, SANDY, UT 84070-2604
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2019
—
Sandy Redevelopment Co LLC
—
Deed
related
—
Aug 28, 2008
—
Sandy Redevelopment Co LLC
Usso Development Parcel Owner LLC
Special Warranty Deed
$4,665,000 · The Business Bank Of St Louis
Feb 6, 2008
—
Usso Dev Parcel Owner LLC
—
Deed Of Trust
related
$64,000,000 · Sft I INC
Sep 14, 2007
—
Usso Dev Parcel Owner LLC
Utah Soccer Stadium Owner LLC
Trustees Deed
$69,000,000 · Sft I INC
—
—
Sandy Redevelopment Co LLC
—
Loan Modification
related
—
—
—
Sandy Redevelopment Co LLC
—
Deed Of Trust
related
$29,000,000 · Zions First National Bank
—
—
Sandy Redevelopment Co LLC
—
Deed Of Trust
related
$29,000,000 · Zions First National Bank
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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