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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Grocery and convenience stores
1005 Wallace Way, Grandview, WA 98930-8805
Entity Owned
Free & Clear
Property ID
US90-0638159
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1998
Construction
WOOD
Total area
3,430 SF
Lot
1.01 ac (43,996 SF)
Zoning code
M1
APN
230915-13411
UPID
US90-0638159
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
-
Ameristar Grocery & Convenience Store
-
Cardtronics ATM Atm
-
Chevron Techron Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$405k
CAP Approach
CAP
$535k
Comparable Approach
Comparable
$763k
Blend (final)
Blend
$570k
Owner & transaction history
City Of Grandview
City Of Grandview
since 2026
7 recorded transactions
Zoning & alternative use
M1 · Grandview, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Grandview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grandview 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
$405,000
CAP Approach
CAP Return
Estimation
6%
$580,000
6.5%
$535,000
7%
$500,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$790,000
Change: 0% · Conversion: Easy
OFFICE BUILDING
$570,000
Change: 0% · Conversion: Moderate
MEDICAL BUILDING
$400,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$340,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$166 / 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
$17,398
Tax year 2024
Assessed value
$2,028,200
Assessed 2024
Previous assessed
$2,010,600
+0.9% YoY
Effective rate
0.86%
On assessed value
Assessed land
$476,000
Assessed improvement
$1,552,200
Land market value
$476,000
Improvement market value
$1,552,200
Total market value
$2,028,200
Applied tax rate
440.0000
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
1998
Construction
WOOD
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Total area
3,430 SF
Lot
1.01 ac (43,996 SF)
Zoning code
M1
APN
230915-13411
UPID
US90-0638159
Jurisdiction
YAKIMA
Zoning & alternative use
M1 · Grandview, WA
Zoning M1 · permitted uses
M1 · Grandview, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grandview. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$790,000
OFFICE BUILDING
Est. value
$570,000
MEDICAL BUILDING
Est. value
$400,000
RETAIL STORES
Est. value
$340,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
1998
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
City Of Grandview
Entity
Free & Clear · 0 yrs held
Mailing address
1235 N 192ND ST, SHORELINE, WA 98133-3602
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2026
$313
City Of Grandview
Mira Enterprises LLC
Warranty Deed
—
Oct 28, 2025
—
Mira Enterprises LLC
—
Deed
related
$1,963,000 · Banner Bank
Dec 18, 2020
—
Mira Enterprises LLC
—
Deed
related
—
Dec 11, 2020
—
Mira Enterprises LLC
Schreiner And Kwon INC
Warranty Deed
$2,111,000 · Mountain Pacific Bank
Jul 27, 2018
—
Schreiner & Kwon INC
—
Deed
related
—
May 31, 2018
$1,600,000
Schreiner And Kwon INC
Ryan Ds LLC
Warranty Deed
$1,728,000 · Pacific City Bank
Nov 9, 2016
—
Powell Distributing LP
Christensen I LLC
Quit Claim Deed
related
—
Nov 9, 2016
$1,500,000
Ryan Ds LLC
Powell Distributing LP
Warranty Deed
$1,577,900 · Celtic Bank Corporation
Oct 20, 2014
—
Christensen I LLC
—
Grant Deed
related
$22,000,000 · Keybank USA
May 15, 2006
—
Christensen I LLC
Wallace Way Exchange LLC
Grant Deed
—
Jul 28, 2004
—
Maid Oclover Corp
Carlson,edna M
Warranty Deed
related
—
Jul 19, 2004
—
Wallace Waye Exchange LLC
Maid Oclover Corp
Warranty Deed
related
—
—
—
Schreiner & Kwon INC
—
Deed Of Trust
related
—
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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