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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Warehouses
11811 1st Ave, Spokane Valley, WA 99206-6221
Entity Owned
~
Est. High Equity
Property ID
US90-3354379
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,720 SF
Lot
0.56 ac (24,552 SF)
APN
45211.0308
UPID
US90-3354379
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
-
The Legacy Boxing Club Gym & Fitness Center Sports School
-
SKG Combatives Training Center Sports School
-
Custom Computer Solutions Computer & Electronic Repair
-
Latter-Day Books And Gifts: An Independent Deseret Book Store (Bike/Boat/Book/etc) Store Religious Bookstore
-
Healink Studios Tattoo & Piercing Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.88M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.45M
Owner & transaction history
Legacy Boxing LLC
Legacy Boxing LLC
since 2025
Last sale
$1.4M
5 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 Spokane Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spokane Valley 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%
$2,040,000
6.5%
$1,880,000
7%
$1,745,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,580,000
Current use
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±10% · vs last sale $1.40M (Jun 30 2025)
Last sale anchor
$1.40M
Jun 30 2025
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
$77 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$6,975
Tax year 2023
Assessed value
$697,610
Assessed 2024
Previous assessed
$632,610
+10.3% YoY
Effective rate
1.00%
On assessed value
Assessed land
$98,210
Assessed improvement
$599,400
Land market value
$98,210
Improvement market value
$599,400
Total market value
$697,610
Applied tax rate
144.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Bathrooms
6
Total area
18,720 SF
Lot
0.56 ac (24,552 SF)
APN
45211.0308
UPID
US90-3354379
Jurisdiction
SPOKANE
Zoning & alternative use
Zoning · permitted uses
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
WAREHOUSE, STORAGE Current
Est. value
$1.6M
WAREHOUSE, STORAGE Current
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
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Bathrooms
6
Lot
0.56 ac
Current owner
From public records · entity-resolved
Legacy Boxing LLC
Entity
Mailing address
28 E 40TH AVE, SPOKANE, WA 99203-2749
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2025
$1,400,000
Legacy Boxing LLC
Pisces Land Co LLC
Warranty Deed
$1,325,000 · Pisces Land Co LLC
Feb 18, 2015
$750,000
Pisces Land Co LLC
Usai Properties LLC
Warranty Deed
—
Mar 26, 2008
$475,000
Usai Properties LLC
Paul G Hawkins
Warranty Deed
$487,420 · Mountain West Bank
—
—
Usai Properties LLC
—
Deed Of Trust
related
$225,000 · Northwest Busn Dev Assn
—
—
Paul C Hawkins
—
Deed Of Trust
related
$375,000 · Union Street Partnership
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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