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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Retail space
1402 Fair Ave Yakima, WA 98901-3800
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-1199595
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,264 SF
Lot
0.24 ac (10,454 SF)
Zoning code
COM
APN
191330-41465
UPID
US90-1199595
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
-
La Petunia Bakery Dos Take-out & Catering Butcher
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$645k
CAP Approach
CAP
$510k
Comparable Approach
Comparable
$684k
Blend (final)
Blend
$595k
Owner & transaction history
City Of Yakima · 3 yrs held
City Of Yakima
since 2022
Last sale
$580,000
6 recorded transactions
Zoning & alternative use
COM · Yakima, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$960,000
+156.2%
Office building
$630,000
+68.4%
Medical building
$630,000
+68.3%
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 Yakima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yakima 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
$685,000
ML approach
$645,000
CAP Approach
CAP Return
Estimation
6%
$550,000
6.5%
$510,000
7%
$475,000
Alternative Use
Use
Estimation
RETAIL STORES
$375,000
Current use
COMMERCIAL (GENERAL)
$960,000
Change: +156% · Conversion: Easy
OFFICE BUILDING
$630,000
Change: +68% · Conversion: Easy
MEDICAL BUILDING
$630,000
Change: +68% · Conversion: Difficult
AUTO REPAIR, GARAGE
$415,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $580k (Oct 4 2022)
Last sale anchor
$580k
Oct 4 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
$182 / 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
$4,026
Tax year 2024
Assessed value
$448,600
Assessed 2024
Previous assessed
$433,100
+3.6% YoY
Effective rate
0.90%
On assessed value
Assessed land
$169,300
Assessed improvement
$279,300
Land market value
$169,300
Improvement market value
$279,300
Total market value
$448,600
Applied tax rate
334.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
AC.PACKAGE
Stories
1
Total area
3,264 SF
Lot
0.24 ac (10,454 SF)
Zoning code
COM
APN
191330-41465
UPID
US90-1199595
Jurisdiction
YAKIMA
Zoning & alternative use
COM · Yakima, WAZoning COM · permitted uses
COM · Yakima, WA
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
$375,000
COMMERCIAL (GENERAL)
Est. value
$960,000
OFFICE BUILDING
Est. value
$630,000
MEDICAL BUILDING
Est. value
$630,000
AUTO REPAIR, GARAGE
Est. value
$415,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
City Of Yakima
Entity
Mailing address
1301 W GRANDVIEW AVE, SUNNYSIDE, WA 98944-9210
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2022
—
City Of Yakima
Father & Son Investment LLC
Quit Claim Deed
related
—
Mar 10, 2021
$580,000
Father & Son Investment LLC
Candido Rosas-rios
Warranty Deed
—
Sep 29, 2009
$500,000
Candido Rosas-rios
Aguila Ents INC
Warranty Deed
$256,800 · Wheatland Bank
Jul 6, 1995
$215,000
Aguila Enterprises INC
Bowdens Property Account
Grant Deed
$225,000 · Pioneer Bank
Jan 26, 1989
$74,950
Bowden's Property Account
Unknown
Grant Deed
—
—
—
Aguila Enterprises INC
—
Deed Of Trust
related
$100,000 · Washington Association Minorit
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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