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Property profile & analytics
OFF-MARKET
Estimated value
$3,640,000
Retail space
1401 Simpson Ave Aberdeen, WA 98520-4705
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1264559
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
44,010 SF
Lot
1.55 ac (67,518 SF)
APN
28800300000
UPID
US90-1264559
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
$5.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.64M
Owner & transaction history
The Moore Wright Group · 4 yrs held
The Moore Wright Group
since 2022
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.4M
+36.6%
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 Aberdeen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aberdeen 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
$5,070,000
ML approach
$5,075,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,965,000
Current use
AUTO REPAIR, GARAGE
$5,415,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$3.64M
Range $3.28M – $4.00M · ±10% · vs last sale $3.85M (Apr 14 2022)
Last sale anchor
$3.85M
Apr 14 2022
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
$83 / 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
Assessed value
$1,514,488
Assessed 2022
Previous assessed
$1,280,204
+18.3% YoY
Assessed land
$583,200
Assessed improvement
$931,288
Land market value
$583,200
Improvement market value
$931,288
Total market value
$1,514,488
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
44,010 SF
Lot
1.55 ac (67,518 SF)
APN
28800300000
UPID
US90-1264559
Jurisdiction
GRAYS HARBOR
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
$4.0M
AUTO REPAIR, GARAGE
Est. value
$5.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
1952
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
1.55 ac
Current owner
From public records · entity-resolved
The Moore Wright Group
Entity
Mailing address
1401 SIMPSON AVE, ABERDEEN, WA 98520-4705
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2022
$3,850,000
The Moore Wright Group
New Harbor Enterprises LLC
Warranty Deed
$3,854,500 · Washington State Housing Fin Commis
Apr 4, 2022
—
Swanson Aberdeen LLC
Charlene L Thompson
Quit Claim Deed
related
—
Apr 4, 2022
$20,000
Charlene L Thompson
Steve R Swanson
Quit Claim Deed
related
—
May 29, 2013
$64,000
Swanson Aberdeen LLC
Swanson,mark
Quit Claim Deed
related
—
May 24, 2012
$12,479
Swanson Aberdeen LLC
Swanson,madeline M
Quit Claim Deed
related
—
May 24, 2012
$12,483
Swanson Aberdeen LLC
Swanson,helen R
Quit Claim Deed
related
—
Oct 16, 2007
—
Charlene Thompson
Charles H & Helen R Swanson Fa
Quit Claim Deed
related
—
Jul 21, 2005
—
Charles H Swanson
Charles H & Helen R Swanson Fa
Quit Claim Deed
related
—
Feb 20, 2004
$536,500
Charles H Swanson
Swanson,carl O
Warranty Deed
related
—
Feb 20, 2004
—
Carl O Swanson
Becker Building INC
Warranty Deed
related
—
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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