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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Office buildings
1121 40th Ave Yakima, WA 98908-3930
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US90-3282156
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Construction
WOOD
Total area
3,431 SF
Lot
0.31 ac (13,504 SF)
Zoning code
B2
APN
181327-42513
UPID
US90-3282156
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
-
Jason Larsen, OD Physician
-
LaBissoniere Ed Physician
-
Apple Valley Eye Center Physician
-
Paul E. Labissoniere, OD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$600k
Comparable Approach
Comparable
$364k
Blend (final)
Blend
$500k
Owner & transaction history
Apple Boys LLC · 1 yrs held
Apple Boys LLC
since 2025
3 recorded transactions
Zoning & alternative use
B2 · Yakima, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$665,000
+3.9%
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 Yakima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yakima 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%
$650,000
6.5%
$600,000
7%
$555,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$640,000
Current use
MEDICAL BUILDING
$665,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$146 / 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
$6,005
Tax year 2024
Assessed value
$681,200
Assessed 2024
Previous assessed
$625,000
+9.0% YoY
Effective rate
0.88%
On assessed value
Assessed land
$81,900
Assessed improvement
$599,300
Land market value
$81,900
Improvement market value
$599,300
Total market value
$681,200
Applied tax rate
333.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Total area
3,431 SF
Lot
0.31 ac (13,504 SF)
Zoning code
B2
APN
181327-42513
UPID
US90-3282156
Jurisdiction
YAKIMA
Zoning & alternative use
B2 · Yakima, WAZoning B2 · permitted uses
B2 · Yakima, WA
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
OFFICE BUILDING Current
Est. value
$640,000
MEDICAL BUILDING
Est. value
$665,000
OFFICE BUILDING Current
MEDICAL BUILDING
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
2003
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Apple Boys LLC
Entity
Mailing address
409 N 64TH AVE, YAKIMA, WA 98908-1202
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2025
$1,047,054
Apple Boys LLC
Paul Edmond Labissoniere
Deed
$700,000 · Paul Labissonire
Jul 17, 2025
—
Apple Valley Optometry PC
Paul Edmond Labissoniere
Deed
—
May 20, 2003
$163,408
Paul E Labissoniere
Killdeer Mtn Development LLC
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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