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Property profile & analytics
OFF-MARKET
Estimated value
$1,795,000
Warehouses
13015 Cyn E Rd, Puyallup, WA 98373-5187
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-0788733
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1995
Construction
WOOD FRAME
Total area
9,100 SF
Lot
3.54 ac (154,202 SF)
Zoning code
CE
APN
419182125
UPID
US90-0788733
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
-
Extra Space Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$1.80M
Owner & transaction history
5320 Properties LLC · 2 yrs held
5320 Properties LLC
since 2023
7 recorded transactions
Zoning & alternative use
CE · Puyallup, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.8M
+22.6%
Commercial (general)
$2.6M
+14.8%
Medical building
$2.5M
+8.3%
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 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%
$1,420,000
6.5%
$1,310,000
7%
$1,220,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,305,000
Current use
RETAIL STORES
$2,830,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,645,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$2,500,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$1.80M
Range $1.62M – $1.97M · ±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
$197 / 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
$134,775
Tax year 2024
Assessed value
$10,518,900
Assessed 2024
Previous assessed
$10,518,900
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,820,000
Assessed improvement
$8,698,900
Land market value
$1,820,000
Improvement market value
$8,698,900
Total market value
$10,518,900
Applied tax rate
515.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1995
Construction
WOOD FRAME
Heating
RADIANT
Buildings
6
Stories
1
Units
57
Bathrooms
1
Total area
9,100 SF
Lot
3.54 ac (154,202 SF)
Zoning code
CE
APN
419182125
UPID
US90-0788733
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
CE · Puyallup, WA
Zoning CE · permitted uses
CE · 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
WAREHOUSE, STORAGE Current
Est. value
$2.3M
RETAIL STORES
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.5M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
1995
Construction
WOOD FRAME
Heating
RADIANT
Stories
1
Buildings
6
Units
57
Bathrooms
1
Lot
3.54 ac
Current owner
From public records · entity-resolved
5320 Properties LLC
Entity
Mailing address
PO BOX 71870, SALT LAKE CITY, UT 84171-0870
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2023
—
5320 Properties LLC
J A S Development INC
Quitclaim Deed
related
—
Oct 31, 2023
—
5320 Properties LLC
J A S Development Incorporated
Quitclaim Deed
related
—
Jul 27, 2021
—
Rpc Storage 6r Portfolio LLC
—
Deed
related
$41,000,000 · Prudential Insurance Of America
Sep 30, 2019
—
Rpc Tacoma LLC
—
Loan Modification
related
$13,977,252 · Legacy Bk/tx
Jul 5, 2019
—
Rpc Tacoma LLC
—
Loan Modification
related
$13,977,252 · Legacy Bk/tx
Aug 26, 2016
$12,235,000
Rpc Puyallup LLC
Safeland Storage LLC
Grant Deed
$13,977,252 · Legacy Bk/tx
Jul 1, 2016
—
Safeland Storage LLC
Sidhu,shane
Quitclaim Deed
related
—
—
—
Surinder S Sidhu
—
Deed Of Trust
related
$1,844,390 · Shane Sidhu
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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