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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    13421 Farm To Market Rd Mount Vernon, WA 98273

    • Manufacturing properties
    • 2,466 SF
    • 23.08 lot acres
    For Sale
    View listing
    $10,000,000
    Value Estimations
    Cap Rate Potential
    2.8%
    Manufacturing properties
    Location Intelligence
    Property ID
    US90-1616365
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Manufacturing properties

    Property Details for 13421 Farm To Market Rd

    Year built
    1927
    Construction
    WOOD FRAME
    Lot size
    23.08 lot acres
    Property size
    2,466 SF
    Property type
    Manufacturing properties
    APN
    340309-2-005-0009
    APU
    34030920050009

    Description

    This exceptional 23.08-acre industrial property in Mount Vernon, WA, presents a unique investment opportunity. Located in the highly desirable Bayview Ridge area of Skagit County, this site boasts 135,360 square feet of building space, zoned Bayview Ridge Heavy Industrial (BR-HI) – a designation encompassing less than 0.1% of the county's land. The property, formerly home to Northwest Hardwoods, includes three substantial open-air storage buildings and a separate office building, offering versatile space for various industrial applications. Its previous use as a mill operation makes it ideally suited for similar heavy industrial uses. The eastern portion, previously used for log storage, offers significant potential for conversion to additional outdoor industrial storage. A key logistical advantage is the proximity to a BNSF intermodal transfer station to the east, with the possibility of extending a railroad spur from the adjacent southern parcel. This prime location, combined with its substantial size and zoning, makes this property an exceptional investment prospect. The property's APN is P21284 and the address is 13421 Farm to Market Rd, Mount Vernon, WA 98273. The asking price is $10,000,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $735,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $690,000
      Market price range: $190k - $690k
      AI Estimate
      $504,000
      Market price range: $143k - $504k

    • Alternative Use

      Use
      Estimation
      INDUSTRIAL (GENERAL)
      $350,000
      Current use
      AUTO REPAIR, GARAGE
      $595,000
      Change: +69% Conversion: Easy
      OFFICE BUILDING
      $420,000
      Change: +19% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $405,000
      Change: +15% Conversion: Difficult
      RETAIL STORES
      $390,000
      Change: +11% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Mount Vernon
    County
    Skagit
    State
    Washington
    Longitude
    -122.442
    Latitude
    48.4512
    CBSA code
    34580
    CBSA name
    MOUNT VERNON-ANACORTES, WA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $162,170
    $3,329,800
    $11,042,800
    $14,372,600
    -
    $3,329,800
    $11,042,800
    $14,372,600

    Comparable in this City

    • Value Estimation by Request
      6,360 SF

      2629 Old Hwy 99th S Rd

      FOOD PACKING, PACKING PLANT • 6,360 SF
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      View Details
    • Value Estimation by Request
      28.15 Acres

      14353 Mcfarland Rd

      LUMBER & WOOD PRODUCT MFG • 28.15 Acres
      14353 Mcfarland Rd, Mount Vernon, WA 98273-9050
      View Details
    • Value Estimation by Request
      1,260 SF

      924 Division St, Unit 1012

      MANUFACTURING (LIGHT) • 1,260 SF
      924 Division St, Mount Vernon, WA 98273-3226
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    • Value Estimation by Request
      18,400 SF

      12918 Dodge Vly Rd

      FOOD PACKING, PACKING PLANT • 18,400 SF
      12918 Dodge Vly Rd, Mount Vernon, WA 98273-3261
      View Details
    • Value Estimation
      $535,000
      3,952 SF

      Mount

      LUMBER & WOOD PRODUCT MFG • 3,952 SF
      Mount, Vernon, WA 98273
      View Details
    • Value Estimation
      $1,020,000
      8,480 SF

      1414 Cleveland Ave

      LUMBER & WOOD PRODUCT MFG • 8,480 SF
      1414 Cleveland Ave, Mount Vernon, WA 98273-4862
      View Details

    Similar Nearby for Sale

    • $10,000,000

      Skagit County Industrial Development Opportunity

      23.08-acre industrial parcel with 135,360 SF building space for sale.
      13421 Farm To Market Rd, Mount Vernon, WA 98273
      View Details
    • $1,100,000
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      Commercial/Light Industrial Site For Sale

      Commercial/light industrial site with improvements, easy I-5 access.
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    • $775,000
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      Versatile property with shop, home, and high visibility.
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    • $1,097,712
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      Mount Vernon Commercial/Industrial Property

      Commercial and industrial property in Mount Vernon, WA, available for sale.
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      Heated Industrial Condominiums For Sale

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    Similar Nearby for Lease

    • $0.87 SF/Yr
      3,440 SF

      Industrial Building Near State Route

      3,440 SF industrial building with four grade-level doors.
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      View Details
    • $7 SF/Yr
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      Industrial Warehouse Space for Lease
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      View Details
    • $3,000 /Mo
      5,000 SF

      Versatile Commercial Space For Rent

      5000 sqft commercial space suitable for various business operations.
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    • $17 SF/Yr
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      Village Plaza Office Suites in Mount Vernon

      Prime Mount Vernon Office Space Available
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    • Contact for pricing
      174,000 SF

      Skagit Valley Retail Space Available

      Mount Vernon retail space, multiple units.
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      View Details
    • $22 SF/Yr
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      Modern Office Space For Rent

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      View Details
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    13421 Farm To Market Rd
    Mount Vernon, WA 98273
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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