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Property profile & analytics
OFF-MARKET
Estimated value
$2,105,000
Retail space
109 1st St Wapato, WA 98951-1301
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-0481720
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,115 SF
Lot
0.31 ac (13,504 SF)
Zoning code
CBD
APN
191115-11571
UPID
US90-0481720
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
by Request
CAP Approach
CAP
$2.52M
Comparable Approach
Comparable
$1.90M
Blend (final)
Blend
$2.11M
Owner & transaction history
Couture Investment Group A LLC · 4 yrs held
Couture Investment Group A LLC
since 2022
7 recorded transactions
Zoning & alternative use
CBD · Wapato, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.8M
+37.0%
Medical building
$2.7M
+32.5%
Industrial (general)
$2.4M
+16.0%
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 Wapato submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wapato 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%
$2,725,000
6.5%
$2,515,000
7%
$2,335,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,045,000
Current use
OFFICE BUILDING
$2,800,000
Change: +37% · Conversion: Easy
MEDICAL BUILDING
$2,705,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,370,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,110,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$2.11M
Range $1.89M – $2.32M · ±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
$9,118
Tax year 2024
Assessed value
$1,152,100
Assessed 2024
Previous assessed
$1,036,400
+11.2% YoY
Effective rate
0.79%
On assessed value
Assessed land
$54,000
Assessed improvement
$1,098,100
Land market value
$54,000
Improvement market value
$1,098,100
Total market value
$1,152,100
Applied tax rate
560.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
YES
Stories
2
Total area
16,115 SF
Lot
0.31 ac (13,504 SF)
Zoning code
CBD
APN
191115-11571
UPID
US90-0481720
Jurisdiction
YAKIMA
Zoning & alternative use
CBD · Wapato, WA
Zoning CBD · permitted uses
CBD · Wapato, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wapato. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.7M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
2
Lot
0.31 ac
Current owner
From public records · entity-resolved
Couture Investment Group A LLC
Entity
Mailing address
21 OCEAN CT, CORONADO, CA 92118-2442
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2022
—
Couture Investment Group A LLC
Hogback Wapato LLC
Warranty Deed
—
Nov 18, 2020
$1,050,000
Couture Investment Group A LLC
Hogback Wapato LLC
Warranty Deed
$727,690 · Gesa Cu
Jun 14, 2017
—
Hogback Wapato LLC
—
Trustees Deed
related
$636,220 · Solarity Cu
Jul 15, 2015
$200,000
Hogback Wapato LLC
Peter & Chris LLC
Warranty Deed
$150,000 · Peter & Chris LLC
Dec 29, 2011
$400,000
Peter & Chris LLC
Catherine L Gyselman
Warranty Deed
$950,000 · Wells Fargo Bank NA
Dec 17, 2010
—
Aaron B Hillbery
Hillbery Brian A
Quit Claim Deed
related
—
Nov 4, 2010
$65,032
Catherine L Gyselman
Bower Lorraine A
Warranty Deed
—
Aug 5, 1991
$202,450
Lorraine A Bower
Unknown
Grant Deed
—
—
—
Peter & Chris LLC
—
Deed Of Trust
related
$500,000 · Haekyung Moon
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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