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Property profile & analytics
OFF-MARKET
Estimated value
$6,370,000
Outlet malls
11012 Cyn E Rd Puyallup, WA 98373-4200
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US90-1038600
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
49,650 SF
Lot
4.73 ac (205,995 SF)
Zoning code
CC
APN
5002320020
UPID
US90-1038600
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
-
BBM Attic Insulation & Roofing Services Inc, WA General Contractor
-
Puyallup Summit Dental Center Dental Office
-
Bambu Puyallup Bakery Take-out & Catering
-
Metro by T-Mobile Mobile Phone Store Electronics & Wireless Store
-
Point Defiance Pirates Event Planning Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.62M
Comparable Approach
Comparable
$5.08M
Blend (final)
Blend
$6.37M
Owner & transaction history
Ardell Investment Co · 10 yrs held
Ardell Investment Co
since 2016
7 recorded transactions
Zoning & alternative use
CC · Puyallup, 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 Puyallup submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Puyallup 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%
$7,175,000
6.5%
$6,620,000
7%
$6,150,000
Blend value · Realmo final
$6.37M
Range $5.73M – $7.01M · ±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
$128 / 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
$113,269
Tax year 2024
Assessed value
$9,016,800
Assessed 2024
Previous assessed
$9,016,800
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$3,669,800
Assessed improvement
$5,347,000
Land market value
$3,669,800
Improvement market value
$5,347,000
Total market value
$9,016,800
Applied tax rate
515.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Units
1
Total area
49,650 SF
Lot
4.73 ac (205,995 SF)
Zoning code
CC
APN
5002320020
UPID
US90-1038600
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
CC · Puyallup, WA
Zoning CC · permitted uses
CC · Puyallup, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Puyallup. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Units
1
Lot
4.73 ac
Current owner
From public records · entity-resolved
Ardell Investment Co
Entity
Mailing address
567 SAN NICOLAS DR STE #220, NEWPORT BEACH, CA 92660-6510
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2016
$8,904,910
Ardell Investment Co
Gig Tcg Wave Master Property O
Grant Deed
—
Jun 27, 2014
—
Abs Wa-o LLC
—
Loan Modification
related
$1,050,000,000 · Bank Of America
Apr 3, 2013
—
Abs Wa-o LLC
New Albertsons INC
Warranty Deed
—
Dec 4, 2012
—
New Albertsons INC
—
Deed Of Trust
related
$1,850,000,000 · Credit Suisse Ag
Jun 13, 2006
—
New Albertsons INC
Albertsons LLC
Quit Claim Deed
—
—
—
Abs Wa-o LLC
—
Deed Of Trust
related
$1,150,000,000 · Citibank NA
—
—
Abs Wa-o LLC
—
Deed Of Trust
related
$850,000,000 · Bank Of America
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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