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Property profile & analytics
OFF-MARKET
Estimated value
$4,215,000
Warehouses
9238 370th W, Sandy, UT 84070
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US86-0360397
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
35,699 SF
Lot
4.12 ac (179,467 SF)
Zoning code
I-D
APN
27-01-377-028
UPID
US86-0360397
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
$4.54M
Comparable Approach
Comparable
$3.89M
Blend (final)
Blend
$4.22M
Owner & transaction history
Sandy Business Park Lc
Sandy Business Park Lc
since 2026
7 recorded transactions
Zoning & alternative use
I-D · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.1M
+127.9%
Commercial (general)
$5.1M
+89.3%
Restaurant
$4.2M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,910,000
6.5%
$4,535,000
7%
$4,210,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,695,000
Current use
MEDICAL BUILDING
$6,145,000
Change: +128% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,100,000
Change: +89% · Conversion: Difficult
RESTAURANT
$4,170,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$3,075,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,760,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$4.22M
Range $3.79M – $4.64M · ±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
$118 / 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
$124,295
Tax year 2024
Assessed value
$12,643,200
Assessed 2024
Previous assessed
$12,643,200
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$2,972,000
Assessed improvement
$9,671,200
Land market value
$2,972,000
Improvement market value
$9,671,200
Total market value
$12,643,200
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
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
35,699 SF
Lot
4.12 ac (179,467 SF)
Zoning code
I-D
APN
27-01-377-028
UPID
US86-0360397
Jurisdiction
SALT LAKE
Zoning & alternative use
I-D · Sandy, UT
Zoning I-D · permitted uses
I-D · 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
WAREHOUSE, STORAGE Current
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$5.1M
RESTAURANT
Est. value
$4.2M
RETAIL STORES
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.8M
WAREHOUSE, STORAGE Current
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
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
4.12 ac
Current owner
From public records · entity-resolved
Sandy Business Park Lc
Individual
Mailing address
1620 KITCHENER DR, SUNNYVALE, CA 94087-4131
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Jan 13, 2026
—
Sandy Business Park Lc
Grove Sub LLC
Special Warranty Deed
—
Apr 30, 2025
—
Grove Sub LLC
Sandy Business Park Lc
Special Warranty Deed
—
Apr 30, 2009
—
Sandy Business Park Lc
Haight D B JR & A B Trust
Grant Deed
related
—
Feb 26, 2008
—
David B Haight JR.
Sandy Business Center Lc
Grant Deed
related
—
Jun 13, 2005
—
Sandy Business Center Lc
Riverdale Partners Ltd
Grant Deed
related
—
Jan 26, 2005
—
Sandy Business Center Lc
Sjs
Quit Claim Deed
related
—
—
—
Sandy Business Center Lc
—
Deed Of Trust
related
$3,200,000 · Transamerica Life Insurance Co
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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