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Property profile & analytics
OFF-MARKET
Estimated value
$13,725,000
Retail space
13215 Rd F SW F, Royal City, WA 99357-9613
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-1455611
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Total area
199,249 SF
Lot
42.02 ac (1,830,391 SF)
APN
71390825
UPID
US90-1455611
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
$16.83M
Blend (final)
Blend
$13.73M
Owner & transaction history
Royal Ridge Fruit & Cold Storage Ll · 5 yrs held
Royal Ridge Fruit & Cold Storage Ll
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Royal City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Royal City 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
RETAIL STORES
$17,540,000
Current use
WAREHOUSE, STORAGE
$14,950,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$13.73M
Range $12.35M – $15.10M · ±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
$69 / 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
Property tax & assessments
Assessed value
$7,222,720
Assessed 2023
Previous assessed
$7,222,720
+0.0% YoY
Assessed land
$153,340
Assessed improvement
$7,069,380
Land market value
$153,340
Improvement market value
$7,069,380
Total market value
$7,222,720
Applied tax rate
160.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2001
Heating
NONE
Total area
199,249 SF
Lot
42.02 ac (1,830,391 SF)
APN
71390825
UPID
US90-1455611
Jurisdiction
GRANT
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
$17.5M
WAREHOUSE, STORAGE
Est. value
$15.0M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
2001
Heating
NONE
Lot
42.02 ac
Current owner
From public records · entity-resolved
Royal Ridge Fruit & Cold Storage Ll
Individual
Mailing address
PO BOX 428, ROYAL CITY, WA 99357-0428
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2021
—
Royal Ridge Fruit & Cold Storage Ll
—
Deed
related
$40,500,000 · Northwest Farm Credit Services Flca
Jun 25, 2020
—
Dorsing Farms INC
—
Deed
related
$30,500,000 · Farm Credit Svcs
Dec 31, 2019
—
Dorsing Farms I LLC
—
Loan Modification
related
$10,000,000 · Farm Credit Svcs
Aug 6, 2019
—
Dorsing Farms INC
—
Loan Modification
related
$24,500,000 · Farm Credit Svcs
Nov 13, 2018
—
Dorsing Farms INC
—
Deed
related
$500,000 · Farm Credit Svcs
Apr 5, 2018
—
Dorsing Farms INC
—
Loan Modification
related
$20,000,000 · Farm Credit Svcs
Nov 6, 2017
—
Dorsing Farms INC
—
Loan Modification
related
$10,000,000 · Farm Credit Svcs
Jan 12, 2017
—
Royal Ridge Fruit & Cold Sto
—
Grant Deed
related
$3,000,000 · Farm Credit Svcs
Dec 29, 2010
—
Dorsing Farms INC
—
Grant Deed
related
$15,860,000 · Farm Credit Svcs
Mar 4, 2010
—
Dorsing Farms INC
—
Deed Of Trust
related
$10,772,114 · Farm Credit Service
—
—
Dorsing Farms INC
—
Loan Modification
related
$500,000 · Farm Credit Svcs
—
—
Dorsing Farms INC
—
Loan Modification
related
$21,460,000 · Farm Credit Svcs
—
—
Dorsing Farms LLC
—
Loan Modification
related
$13,725,000 · Northwest Farm Credit Svcs Flc
—
—
Dorsing Farms INC
—
Loan Modification
related
$9,200,000 · Farm Credit Svcs
—
—
Dorsing Farms INC
—
Loan Modification
related
$30,500,000 · Farm Credit Svcs
—
—
Dorsing Farms INC
—
Loan Modification
related
$5,000,000 · Farm Credit Service
—
—
Dorsing Farms INC
—
Loan Modification
related
$200,000 · Farm Credit Service
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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