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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Turn key restaurants
12909 Sprague Ave, Spokane Valley, WA 99216-0731
Individually Owned
~
Est. High Equity
Property ID
US90-3236728
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1960
Construction
STEEL FRAME
Total area
5,825 SF
Lot
1.6 ac (69,696 SF)
APN
45153.4124
UPID
US90-3236728
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
-
New World Nails Lounge & Spa Nail Salon
-
Vanity Nails & Spa Virginia Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$888k
Blend (final)
Blend
$1.36M
Owner & transaction history
Van Cao
Van Cao
since 2025
Last sale
$1.7M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+24.0%
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
$1,245,000
ML approach
$1,230,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,260,000
Current use
AUTO REPAIR, GARAGE
$1,565,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$1,260,000
Change: 0% · Conversion: Moderate
MEDICAL BUILDING
$1,185,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.71M (May 15 2023)
Last sale anchor
$1.71M
May 15 2023
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
$233 / 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
$9,621
Tax year 2023
Assessed value
$905,870
Assessed 2024
Previous assessed
$849,670
+6.6% YoY
Effective rate
1.06%
On assessed value
Assessed land
$487,870
Assessed improvement
$418,000
Land market value
$487,870
Improvement market value
$418,000
Total market value
$905,870
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1960
Construction
STEEL FRAME
Heating
NONE
Stories
1
Bathrooms
4
Total area
5,825 SF
Lot
1.6 ac (69,696 SF)
APN
45153.4124
UPID
US90-3236728
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
RESTAURANT Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
RESTAURANT Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL 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
1960
Construction
STEEL FRAME
Heating
NONE
Stories
1
Bathrooms
4
Lot
1.6 ac
Current owner
From public records · entity-resolved
Van Cao
Individual
Mailing address
411 S SHELLEY LK LN, SPOKANE VALLEY, WA 99037-7943
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2025
$625,129
Van Cao
Anh T Cao
Quitclaim Deed
related
$1,784,000 · Umpqua Bank
May 15, 2023
$1,710,000
Anh Cao
Steve G Cho
Warranty Deed
$1,310,000 · Steve Cho
Feb 19, 2008
$268,011
Steve G Ho
Cho,chin C & Me Y
Quit Claim Deed
related
—
Aug 23, 2006
—
Chin H Cho
C 1031 Properties INC
Grant Deed
—
Jul 18, 2005
$800,000
C 1031 Properties INC
Fettig,harold M
Warranty Deed
$612,000 · Washington Trust Bank
—
—
Steve G Ho
—
Deed Of Trust
related
$264,820 · Washington Trust Bank
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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