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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Industrial properties
9298 500th W, Sandy, UT 84070-2536
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US86-0232034
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,860 SF
Lot
0.74 ac (32,234 SF)
Zoning code
ID
APN
27-01-351-031
UPID
US86-0232034
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
-
IWSC Watch Repair - Watch Repair By The Experts Department Store
-
Invicta Watch Repair (Bike/Boat/Book/etc) Store
-
I Love Watches (Bike/Boat/Book/etc) Store
-
Fix My Watch (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$675k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$753k
Blend (final)
Blend
$715k
Owner & transaction history
Larwin Ents LLC · 12 yrs held
Larwin Ents LLC
since 2013
6 recorded transactions
Zoning & alternative use
ID · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+52.7%
Warehouse, storage
$1.0M
+49.3%
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
$675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$700,000
Current use
AUTO REPAIR, GARAGE
$1,070,000
Change: +53% · Conversion: Easy
WAREHOUSE, STORAGE
$1,045,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$52 / 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
$26,642
Tax year 2024
Assessed value
$2,710,000
Assessed 2024
Previous assessed
$2,710,000
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$636,700
Assessed improvement
$2,073,300
Land market value
$636,700
Improvement market value
$2,073,300
Total market value
$2,710,000
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Total area
13,860 SF
Lot
0.74 ac (32,234 SF)
Zoning code
ID
APN
27-01-351-031
UPID
US86-0232034
Jurisdiction
SALT LAKE
Zoning & alternative use
ID · Sandy, UT
Zoning ID · permitted uses
ID · 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
INDUSTRIAL (GENERAL) Current
Est. value
$700,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.0M
INDUSTRIAL (GENERAL) Current
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
Larwin Ents LLC
Entity
Mailing address
3064 W COUNTRY CLASSIC DR, BLUFFDALE, UT 84065-5444
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2013
—
Larwin Ents LLC
Dl Ents LLC
Warranty Deed
—
Aug 7, 1996
—
D L Enterprises LLC
Peck Trust
Quit Claim Deed
related
$450,000 · Mountain America Cu
Aug 7, 1995
—
D L Enterprises LLC
Blaylock,david
Grant Deed
$440,000 · Guardian State Bank
Nov 28, 1994
—
David Blaylock
Barnes,steven A & Linda C
Grant Deed
related
—
—
—
D L Ents LLC
—
Deed Of Trust
related
$422,900 · Seacoast Commerce Bank
—
—
Dl Ents LLC
—
Deed Of Trust
related
$352,605 · Bank Of The West
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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