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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Grocery and convenience stores
10 Eagle Crst St, Connell, WA 99326-5505
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-2126517
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2021
Total area
4,021 SF
Lot
3.42 ac (148,975 SF)
APN
106670170
UPID
US90-2126517
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
$330k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$759k
Blend (final)
Blend
$545k
Owner & transaction history
L & J Investments LLC · 5 yrs held
L & J Investments LLC
since 2021
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$740,000
+84.7%
Medical building
$555,000
+38.4%
Auto repair, garage
$510,000
+27.3%
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 Connell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Connell 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
$330,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$400,000
Current use
COMMERCIAL (GENERAL)
$740,000
Change: +85% · Conversion: Easy
MEDICAL BUILDING
$555,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$510,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$455,000
Change: +14% · Conversion: Easy
WAREHOUSE, STORAGE
$330,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$136 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$1,094
Tax year 2021
Assessed value
$3,189,600
Assessed 2023
Previous assessed
$3,189,600
+0.0% YoY
Effective rate
0.03%
On assessed value
Assessed land
$102,800
Assessed improvement
$3,086,800
Land market value
$102,800
Improvement market value
$3,086,800
Total market value
$3,189,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2021
Heating
NONE
Buildings
2
Total area
4,021 SF
Lot
3.42 ac (148,975 SF)
APN
106670170
UPID
US90-2126517
Jurisdiction
FRANKLIN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$400,000
COMMERCIAL (GENERAL)
Est. value
$740,000
MEDICAL BUILDING
Est. value
$555,000
AUTO REPAIR, GARAGE
Est. value
$510,000
RETAIL STORES
Est. value
$455,000
WAREHOUSE, STORAGE
Est. value
$330,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2021
Heating
NONE
Buildings
2
Lot
3.42 ac
Current owner
From public records · entity-resolved
L & J Investments LLC
Entity
Mailing address
1015 W LEWIS ST, PASCO, WA 99301-5545
Ownership since
2021
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
Jan 26, 2023
—
I And J Investments LLC
—
Deed
related
$50,000 · Banner Bank
Apr 13, 2021
$440,965
L & J Investments LLC
Bruce Lierman
Release/satis. Of Agrem. Of Sale (fee Property)
related
—
Mar 9, 2021
—
I & J Investments LLC
—
Deed
related
$1,785,000 · Banner Bank
Jul 25, 2019
$440,966
I & J Investments LLC
Lierman,bruce & Patricia
Grant Deed
—
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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