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Property profile & analytics
OFF-MARKET
Retail space
116 Spruce E St Ilwaco, WA 98624-9174
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US90-1862388
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1967
Total area
720 SF
Lot
0.17 ac (7,405 SF)
APN
10113342135
UPID
US90-1862388
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
-
Ilwaco Cider Company Production Facility Brewery & Distillery
-
Backdoor Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Jarrod Karnofski · 8 yrs held
Jarrod Karnofski
since 2018
6 recorded transactions
Zoning & alternative use
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 Ilwaco submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ilwaco 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,533
Tax year 2024
Assessed value
$252,300
Assessed 2024
Previous assessed
$252,300
+0.0% YoY
Effective rate
0.61%
On assessed value
Assessed land
$91,100
Assessed improvement
$161,200
Land market value
$91,100
Improvement market value
$161,200
Total market value
$252,300
Applied tax rate
29.0000
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
1967
Heating
NONE
Stories
1
Total area
720 SF
Lot
0.17 ac (7,405 SF)
APN
10113342135
UPID
US90-1862388
Jurisdiction
PACIFIC
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1967
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Jarrod Karnofski
Individual
Mailing address
PO BOX 368, ILWACO, WA 98624-0368
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2025
—
Jarrod P Karnofski
—
Deed
related
$500,000 · Bank Of The Pacific
Nov 20, 2023
—
Jarrod P Karnofski
—
Deed
related
$204,779 · Bank Of The Pacific
Jan 20, 2022
—
Jarrod P Karnofski
—
Deed
related
$170,000 · Bank Of The Pacific
Sep 21, 2020
—
Jarrod P Karnofski
—
Deed
related
$261,000 · Bank Of The Pacific
Jul 9, 2018
$136,669
Jarrod Karnofski
Fritts,stephanie K
Grant Deed
$127,200 · Stephanie K Fritts
Feb 25, 2008
—
Stephanie H Fritts
Fritts,david L
Quit Claim Deed
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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