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Property profile & analytics
OFF-MARKET
Estimated value
$5,840,000
Office buildings
12479 Farm To Market Rd Mount Vernon, WA 98273-8276
Entity Owned
Free & Clear
Property ID
US90-1471648
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Total area
28,423 SF
Lot
243.38 ac (10,601,633 SF)
APN
340304-0-003-0000
UPID
US90-1471648
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.51M
Blend (final)
Blend
$5.84M
Owner & transaction history
PACCAR INC TRUCK TSTNG
PACCAR INC TRUCK TSTNG
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.9M
+42.1%
Restaurant
$6.0M
+24.1%
Apartment house (5+ units)
$5.1M
+5.3%
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,825,000
Current use
AUTO REPAIR, GARAGE
$6,855,000
Change: +42% · Conversion: Difficult
RESTAURANT
$5,985,000
Change: +24% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$5,075,000
Change: +5% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,670,000
Change: -3% · Conversion: Easy
RETAIL STORES
$4,495,000
Change: -7% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,045,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$5.84M
Range $5.26M – $6.42M · ±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
$205 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$449,968
Tax year 2022
Assessed value
$50,753,245
Assessed 2021
Previous assessed
$50,753,245
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$13,793,375
Assessed improvement
$36,959,870
Land market value
$13,793,375
Improvement market value
$36,959,870
Total market value
$50,753,245
Applied tax rate
1,151.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Heating
NONE
Buildings
4
Stories
1
Total area
28,423 SF
Lot
243.38 ac (10,601,633 SF)
APN
340304-0-003-0000
UPID
US90-1471648
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
OFFICE BUILDING Current
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$6.9M
RESTAURANT
Est. value
$6.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$4.7M
RETAIL STORES
Est. value
$4.5M
INDUSTRIAL (GENERAL)
Est. value
$4.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1982
Heating
NONE
Stories
1
Buildings
4
Lot
243.38 ac
Current owner
From public records · entity-resolved
PACCAR INC TRUCK TSTNG
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 1518, BELLEVUE, WA 98009-1518
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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