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Property profile & analytics
OFF-MARKET
Estimated value
$2,175,000
Showrooms
12268 Frontage E Rd, Moses Lake, WA 98837-7521
Entity Owned
4-yr Hold
Free & Clear
Property ID
US90-0775794
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2009
Total area
18,000 SF
Lot
5.09 ac (221,720 SF)
APN
313140000
UPID
US90-0775794
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.99M
CAP Approach
CAP
$2.13M
Comparable Approach
Comparable
$2.36M
Blend (final)
Blend
$2.18M
Owner & transaction history
Boulder Canyon Land Company LLC · 4 yrs held
Boulder Canyon Land Company LLC
since 2021
Last sale
$2.2M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.1M
+18.9%
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 Moses Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Moses Lake 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
$1,735,000
ML approach
$1,985,000
CAP Approach
CAP Return
Estimation
6%
$2,300,000
6.5%
$2,125,000
7%
$1,975,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,580,000
Current use
RESTAURANT
$3,065,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$2.18M
Range $1.96M – $2.39M · ±10% · vs last sale $2.20M (Oct 28 2021)
Last sale anchor
$2.20M
Oct 28 2021
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
$121 / 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
Property tax & assessments
Assessed value
$1,778,258
Assessed 2023
Previous assessed
$1,233,680
+44.1% YoY
Assessed land
$597,860
Assessed improvement
$1,180,398
Land market value
$597,860
Improvement market value
$1,180,398
Total market value
$1,778,258
Applied tax rate
161.0000
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2009
Heating
NONE
Total area
18,000 SF
Lot
5.09 ac (221,720 SF)
APN
313140000
UPID
US90-0775794
Jurisdiction
GRANT
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
COMMERCIAL (GENERAL) Current
Est. value
$2.6M
RESTAURANT
Est. value
$3.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
2009
Heating
NONE
Lot
5.09 ac
Current owner
From public records · entity-resolved
Boulder Canyon Land Company LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1551 ASTORIA RD, MESA, WA 99343-9706
Ownership since
2021
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
Oct 28, 2021
—
Boulder Canyon Land Company LLC
Brett S Ochoa
Quit Claim Deed
related
—
Jun 18, 2021
$2,200,000
Brett S Ochoa
Lance S Cornell
Warranty Deed
$1,650,000 · Columbia State Bank
Sep 14, 2016
—
Lance S Cornell
—
Deed
related
$1,300,000 · Umpqua Bank
Jul 9, 2009
$250,000
Lance S Cornell
Sparks,david
Warranty Deed
$834,667 · Numerica Cu
—
—
Lance S Cornell
—
Deed Of Trust
related
$834,667 · Evergreen Business Capital
—
—
Lance S Cornell
—
Deed Of Trust
related
$675,000 · Evergreen Business Capital
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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