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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Warehouses
9349 Monroe St, Sandy, UT 84070-5506
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US86-0360411
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,600 SF
Lot
3.28 ac (142,877 SF)
Zoning code
RC
APN
27-01-451-011
UPID
US86-0360411
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
$1.19M
CAP Approach
CAP
$965k
Comparable Approach
Comparable
$829k
Blend (final)
Blend
$995k
Owner & transaction history
Cab Group Sts Lc · 5 yrs held
Cab Group Sts Lc
since 2020
4 recorded transactions
Zoning & alternative use
RC · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.3M
+127.9%
Commercial (general)
$1.1M
+89.3%
Restaurant
$890,000
+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
$1,190,000
CAP Approach
CAP Return
Estimation
6%
$1,045,000
6.5%
$965,000
7%
$895,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,310,000
Change: +128% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,085,000
Change: +89% · Conversion: Difficult
RESTAURANT
$890,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$655,000
Change: +14% · Conversion: Moderate
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±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
$131 / 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
$62,736
Tax year 2024
Assessed value
$6,481,480
Assessed 2024
Previous assessed
$6,481,480
+0.0% YoY
Effective rate
0.97%
On assessed value
Assessed land
$1,662,090
Assessed improvement
$4,819,390
Land market value
$1,662,090
Improvement market value
$4,819,390
Total market value
$6,481,480
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
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Buildings
9
Stories
1
Units
385
Total area
7,600 SF
Lot
3.28 ac (142,877 SF)
Zoning code
RC
APN
27-01-451-011
UPID
US86-0360411
Jurisdiction
SALT LAKE
Zoning & alternative use
RC · Sandy, UT
Zoning RC · permitted uses
RC · 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
MEDICAL BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RESTAURANT
Est. value
$890,000
RETAIL STORES
Est. value
$655,000
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
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
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
9
Units
385
Lot
3.28 ac
Current owner
From public records · entity-resolved
Cab Group Sts Lc
Entity
Mailing address
PO BOX 982223, PARK CITY, UT 84098-2223
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Aug 27, 2020
—
Cab Group Sts Lc
South Towne Storage Company
Warranty Deed
$2,800,000 · Commerical Loan Operations
Aug 1, 2013
—
South Towne Storage Co
South Town Storage Co
Quit Claim Deed
related
$2,000,000 · Reliastar Life Insurance Co
Sep 27, 1995
—
South Town Storage Co
—
Grant Deed
related
$483,120 · Draper Bank & Trust
—
—
South Towne Storage Co
—
Deed Of Trust
related
$1,500,000 · Lasalle 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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