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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Retail space
9305 700th E Sandy, UT 84070-6202
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US86-0472822
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,245 SF
Lot
0.68 ac (29,621 SF)
Zoning code
CC
APN
28-05-351-018
UPID
US86-0472822
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
-
D2DCon Trade Show Venue
-
Lock Replacement Sandy UT Tool Repair Shop Locksmith
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$400k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$799k
Blend (final)
Blend
$600k
Owner & transaction history
Xpand Hive LLC · 4 yrs held
Xpand Hive LLC
since 2022
4 recorded transactions
Zoning & alternative use
CC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$845,000
+35.5%
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
$400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$625,000
Current use
RESTAURANT
$845,000
Change: +36% · Conversion: Easy
AUTO REPAIR, GARAGE
$560,000
Change: -10% · Conversion: Difficult
WAREHOUSE, STORAGE
$545,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$83 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$16,198
Tax year 2023
Assessed value
$1,642,800
Assessed 2023
Previous assessed
$1,642,800
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$579,500
Assessed improvement
$1,063,300
Land market value
$579,500
Improvement market value
$1,063,300
Total market value
$1,642,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Units
2
Total area
7,245 SF
Lot
0.68 ac (29,621 SF)
Zoning code
CC
APN
28-05-351-018
UPID
US86-0472822
Jurisdiction
SALT LAKE
Zoning & alternative use
CC · Sandy, UT
Zoning CC · permitted uses
CC · 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
RETAIL STORES Current
Est. value
$625,000
RESTAURANT
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$560,000
WAREHOUSE, STORAGE
Est. value
$545,000
RETAIL STORES Current
RESTAURANT
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
2
Lot
0.68 ac
Current owner
From public records · entity-resolved
Xpand Hive LLC
Entity
Mailing address
10169 S BELL CYN RD, SANDY, UT 84092-4580
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2022
—
Xpand Hive LLC
Jla93 LLC
Warranty Deed
$1,822,000 · Wells Fargo Bank NA
Mar 5, 2021
—
Jla93 LLC
James K Abraham
Special Warranty Deed
—
Oct 26, 2010
—
James K Abraham
Fratto Investments
Special Warranty Deed
$850,000 · Wells Fargo Bank NA
—
—
Pratto Investments
—
Deed Of Trust
related
$500,000 · Us Bank NA
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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