1025 Black Lk Blvd Sw Ste 2d Olympia, WA 98502-1120
Individually Owned
5-yr Hold
~
Est. High Equity
Estimated value (blended)
$595k
Range $536k – $655k (±10%)
Implied cap rate
6.50%
In-place · NOI ÷ last sale
Property ID
US90-1200193
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
STEEL FRAME
Total area
3,201 SF
Lot
2.07 ac (90,169 SF)
APN
3534-00-00800
UPID
US90-1200193
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Training Center Vocational School
-
Insurance Agency
-
Gym & Fitness Center
-
Gym & Fitness Center
-
Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
$595k
Comparable Approach
Comparable
$687k
Blend (final)
Blend
$595k
Owner & transaction history
since 2020
Last sale
$460,000
1 recorded transaction
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$595k
Value range
$536k – $655k
±10% around blend
Estimated value / SF
$186 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$536k
blend $595k
$655k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,201 SF
Lot area
2.07 ac
Year built
1990
Stories
1
APN
3534-00-00800
Assessed value
$346,300
Annual tax
$3,458
3
Income approach: direct capitalization
Partial preview
Income approach indication
$595k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$645k
@ 6.5% CAP return
$595k
@ 7% CAP return
$550k
4
Sales comparison
Partial preview
Sales approach indication
$1.23M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.7 mi away · 2,878 SF
18.8 mi away · 3,499 SF
18.8 mi away · 3,499 SF
21.2 mi away · 4,106 SF
22.3 mi away · 3,620 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$595k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 16 sales
$339
-45%
Submarket 141 sales
$367
-49%
County 179 sales
$351
-47%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $186/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
6.50%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.50%
9.0%
NOI (est.)
$32k *
Last sale · Dec 2020
$460k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$495k
Move the market yield to see immediate price impact.
Value / SF
$155
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.00%6.50%7.00%
$29k
$483k
$446k
$414k
$32k
$537k
$495k
$460k
$35k
$590k
$545k
$506k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$650k
1.2 mi · Dec 2025 · $274/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$3,458
Tax year 2023
Assessed value
$346,300
Assessed 2022
Previous assessed
$275,000
+25.9% YoY
Effective rate
1.00%
On assessed value
Assessed land
$43,800
Assessed improvement
$302,500
Land market value
$43,800
Improvement market value
$302,500
Total market value
$346,300
Applied tax rate
110.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1990
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Total area
3,201 SF
Lot
2.07 ac (90,169 SF)
APN
3534-00-00800
UPID
US90-1200193
Jurisdiction
THURSTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1990
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Lot
2.07 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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