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Property profile & analytics
OFF-MARKET
Estimated value
$2,885,000
Industrial properties
1215 Hickox Rd, Mount Vernon, WA 98274-7808
Individually Owned
11-yr Hold
Property ID
US90-1683480
Property profile
Verified
Property type
Industrial properties
Use group
CONSTRUCTION/CONTRACTING SERVICES
Year built
2021
Total area
28,000 SF
Lot
2.97 ac (129,373 SF)
APN
340432-3-021-0100
UPID
US90-1683480
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
-
Washington Cedar & Supply - Mount Vernon Big Box & Wholesale Store Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.64M
Comparable Approach
Comparable
$2.78M
Blend (final)
Blend
$2.89M
Owner & transaction history
Hickox Road Indl Leasing & St · 11 yrs held
Hickox Road Indl Leasing & St
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.6M
+16.5%
Commercial (general)
$4.6M
+16.1%
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 Mount Vernon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Vernon 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%
$3,940,000
6.5%
$3,635,000
7%
$3,380,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,985,000
Current use
RETAIL STORES
$4,645,000
Change: +17% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,630,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,660,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$2.89M
Range $2.60M – $3.17M · ±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
$103 / 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
$32,759
Tax year 2023
Assessed value
$2,901,100
Assessed 2022
Previous assessed
$2,707,700
+7.1% YoY
Effective rate
1.13%
On assessed value
Assessed land
$320,200
Assessed improvement
$2,580,900
Land market value
$320,200
Improvement market value
$2,580,900
Total market value
$2,901,100
Applied tax rate
934.0000
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
Industrial properties
Use group
CONSTRUCTION/CONTRACTING SERVICES
Status
Off-Market
Year built
2021
Heating
NONE
Total area
28,000 SF
Lot
2.97 ac (129,373 SF)
APN
340432-3-021-0100
UPID
US90-1683480
Jurisdiction
SKAGIT
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.0M
RETAIL STORES
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.6M
WAREHOUSE, STORAGE
Est. value
$3.7M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2021
Heating
NONE
Lot
2.97 ac
Current owner
From public records · entity-resolved
Hickox Road Indl Leasing & St
Individual
Mailing address
101 N SUNSET DR, CAMANO ISLAND, WA 98282-8643
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 11, 2022
—
Hickox Road Industrial Leasing & St
—
Deed
related
$250,000 · Heritage Southeast Bank
Feb 22, 2018
—
Hickox Road Indl Leasing & St
—
Deed
related
$440,000 · Heritage Bk-madison St Clarksv
Mar 9, 2015
—
Hickox Road Indl Leasing & St
Little Thomas A
Quit Claim Deed
related
—
Dec 13, 2012
$217,631
Columbia Bk
Fairhaven Legal Assocs Ps
Trustees Deed
related
—
Mar 3, 2003
$305,004
Ed Watson
Shroyer,kirk D & Mary E
Grant Deed
$260,000 · Kirk D & Mary E Schroyer
Dec 14, 2001
$192,000
Dale W Harris
Shroyer,kirk & Mary H
Grant Deed
$300,000 · Frontier Bank
—
—
Edward J Watson
—
Deed Of Trust
related
$258,328 · Summit Bank
—
—
Edward J Watson III
—
Deed Of Trust
related
$356,768 · Summit Bank
—
—
Ed Watson
—
Deed Of Trust
related
$198,000 · Horizon Bank
—
—
Hickox Road Indl Leasing & St
—
Deed Of Trust
related
$440,000 · Heritage Bk-madison St Clarksv
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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