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Property profile & analytics
OFF-MARKET
Estimated value
$1,980,000
Apartment buildings
13011 Meridian E Puyallup, WA 98373-5638
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US90-1001020
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1976
Construction
WOOD FRAME
Total area
10,994 SF
Lot
3.68 ac (160,301 SF)
Zoning code
UV
APN
419152123
UPID
US90-1001020
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
-
Willow Hill Apartment Complex Apartment Rental Agency
-
Arkitect Clothing Clothing Store
-
Willow hill apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.05M
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.98M
Owner & transaction history
Willow Hill LLC · 20 yrs held
Willow Hill LLC
since 2006
3 recorded transactions
Zoning & alternative use
UV · Puyallup, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.2M
+52.0%
Medical building
$3.0M
+43.5%
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 Puyallup submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Puyallup 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%
$2,215,000
6.5%
$2,045,000
7%
$1,900,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,105,000
Current use
COMMERCIAL (GENERAL)
$3,200,000
Change: +52% · Conversion: Moderate
MEDICAL BUILDING
$3,020,000
Change: +43% · Conversion: Moderate
Blend value · Realmo final
$1.98M
Range $1.78M – $2.18M · ±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
$180 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$124,817
Tax year 2024
Assessed value
$11,558,200
Assessed 2024
Previous assessed
$11,558,200
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$3,655,600
Assessed improvement
$7,902,600
Land market value
$3,655,600
Improvement market value
$7,902,600
Total market value
$11,558,200
Applied tax rate
195.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1976
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
2
Units
12
Total area
10,994 SF
Lot
3.68 ac (160,301 SF)
Zoning code
UV
APN
419152123
UPID
US90-1001020
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
UV · Puyallup, WA
Zoning UV · permitted uses
UV · Puyallup, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Puyallup. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1976
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
4
Units
12
Lot
3.68 ac
Current owner
From public records · entity-resolved
Willow Hill LLC
Entity
Mailing address
PO BOX 111088, TACOMA, WA 98411-1088
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2014
—
Willow Hill LLC
—
Grant Deed
related
$25,713,569 · Berkadia Com'l Mtg
Jan 31, 2006
$21,560,250
Willow Hill LLC
Willow Hills Apartments LLC
Grant Deed
$20,500,000 · Homestreet Bank
Apr 14, 1998
—
Willow Residential Associates
—
Deed Of Trust
related
$5,500,000 · Wells Fargo 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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