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Property profile & analytics
OFF-MARKET
Estimated value
$1,185,000
Retail space
1230 Lewis Riv Rd, Woodland, WA 98674-9763
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-1771054
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1972
Total area
6,075 SF
Lot
0.45 ac (19,602 SF)
APN
50470031
UPID
US90-1771054
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
-
Luckman Coffee Company Cafe & Coffee Shop
-
Cloud House Vaporz. Vape Store, CBD, Smoke shop, opms, disposable vape, geekbar, glass, Kratom, Kava, & Vape Accessories (Bike/Boat/Book/etc) Store Alternative Medicine Practice
-
Woodland Liquor & Tobacco (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Nature's Kratom Specialty Food Shop
-
Jackson Hewitt Tax Service Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.19M
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.19M
Owner & transaction history
Aa Group LLC · 6 yrs held
Aa Group LLC
since 2020
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+23.5%
Auto repair, garage
$835,000
+2.3%
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 Woodland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodland 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
$1,165,000
ML approach
$1,190,000
CAP Approach
CAP Return
Estimation
6%
$1,220,000
6.5%
$1,130,000
7%
$1,050,000
Alternative Use
Use
Estimation
RETAIL STORES
$815,000
Current use
RESTAURANT
$1,010,000
Change: +23% · Conversion: Easy
AUTO REPAIR, GARAGE
$835,000
Change: +2% · Conversion: Difficult
OFFICE BUILDING
$730,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$1.19M
Range $1.07M – $1.30M · ±10% · vs last sale $1.22M (Apr 13 2020)
Last sale anchor
$1.22M
Apr 13 2020
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
$195 / 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
$5,964
Tax year 2023
Assessed value
$601,050
Assessed 2022
Previous assessed
$489,520
+22.8% YoY
Effective rate
0.99%
On assessed value
Assessed land
$196,020
Assessed improvement
$405,030
Land market value
$196,020
Improvement market value
$405,030
Total market value
$601,050
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1972
Heating
FORCED AIR
Stories
1
Total area
6,075 SF
Lot
0.45 ac (19,602 SF)
APN
50470031
UPID
US90-1771054
Jurisdiction
COWLITZ
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
RETAIL STORES Current
Est. value
$815,000
RESTAURANT
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$835,000
OFFICE BUILDING
Est. value
$730,000
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE 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
1972
Heating
FORCED AIR
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Aa Group LLC
Entity
Mailing address
1280 LEWIS RIV RD, WOODLAND, WA 98674-9691
Ownership since
2020
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
Mar 2, 2026
—
Aa Group LLC
—
Deed
related
$866,000 · First Citizens Bank & Trust Co
Apr 13, 2020
$1,050,000
Aa Group LLC
Richard W Kester
Warranty Deed
$1,050,000 · Richard W & Elizabeth F Kester
—
—
Richard W Kester
—
Deed Of Trust
related
$316,200 · Countrywide Bank
—
—
Richard Kester
—
Deed Of Trust
related
$125,000 · Us Bank NA
—
—
Elizabeth F Kester
—
Deed Of Trust
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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