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Property profile & analytics
OFF-MARKET
Estimated value
$5,665,000
Warehouses
9850 300th W, Sandy, UT 84070-3262
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US86-0416925
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
80,522 SF
Lot
7.37 ac (321,037 SF)
Zoning code
RD
APN
27-12-327-005
UPID
US86-0416925
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
-
4Life Research LLC. Big Box & Wholesale Store
-
4Life research (Bike/Boat/Book/etc) Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.09M
Blend (final)
Blend
$5.67M
Owner & transaction history
4life Properties LLC · 20 yrs held
4life Properties LLC
since 2006
4 recorded transactions
Zoning & alternative use
RD · Sandy, UT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.4M
+54.7%
Retail stores
$6.9M
+14.1%
Auto repair, garage
$6.2M
+2.3%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,080,000
Current use
RESTAURANT
$9,405,000
Change: +55% · Conversion: Difficult
RETAIL STORES
$6,940,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,225,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$5.67M
Range $5.10M – $6.23M · ±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
$70 / 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
$140,595
Tax year 2024
Assessed value
$14,269,300
Assessed 2024
Previous assessed
$14,269,300
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$3,467,200
Assessed improvement
$10,802,100
Land market value
$3,467,200
Improvement market value
$10,802,100
Total market value
$14,269,300
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
1
Total area
80,522 SF
Lot
7.37 ac (321,037 SF)
Zoning code
RD
APN
27-12-327-005
UPID
US86-0416925
Jurisdiction
SALT LAKE
Zoning & alternative use
RD · Sandy, UT
Zoning RD · permitted uses
RD · 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
$6.1M
RESTAURANT
Est. value
$9.4M
RETAIL STORES
Est. value
$6.9M
AUTO REPAIR, GARAGE
Est. value
$6.2M
WAREHOUSE, STORAGE Current
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
7.37 ac
Current owner
From public records · entity-resolved
4life Properties LLC
Entity
Mailing address
9850 S 300TH W, SANDY, UT 84070-3262
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
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 21, 2006
—
4life Properties LLC
4life Research Lc
Quit Claim Deed
related
$6,120,000 · Jpmorgan Chase Bank NA
Aug 27, 2002
—
Lc 4life Research
Shaperite Concepts Ltd
Grant Deed
$3,900,000 · Bank Of Utah
Jun 2, 1998
—
Shaperite Concepts Ltd
—
Deed Of Trust
related
$1,805,000 · Bank Of Utah
—
—
Shaperite Concepts Ltd
—
Deed Of Trust
related
$700,000 · Bank Of Utah
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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