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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Office buildings
1410 Kys Rd Yakima, WA 98901-8541
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-0531869
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1974
Construction
MANUFACTURED
Total area
1,440 SF
Lot
1.49 ac (64,904 SF)
Zoning code
GC
APN
191328-31014
UPID
US90-0531869
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
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Mendenhall Investments LLC · 2 yrs held
Mendenhall Investments LLC
since 2023
Last sale
$537,495
7 recorded transactions
Zoning & alternative use
GC · Yakima, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the general commercial district is to accommodate wholesale and retail activities with some high-density residential development.
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
1,450.22 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$425,000
+52.2%
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
$565,000
ML approach
$530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$425,000
Change: +52% · Conversion: Easy
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $537k (Oct 6 2023)
Last sale anchor
$537k
Oct 6 2023
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
$375 / 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
$1,902
Tax year 2024
Assessed value
$175,400
Assessed 2024
Previous assessed
$166,200
+5.5% YoY
Effective rate
1.08%
On assessed value
Assessed land
$81,400
Assessed improvement
$94,000
Land market value
$81,400
Improvement market value
$94,000
Total market value
$175,400
Applied tax rate
385.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1974
Construction
MANUFACTURED
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Bathrooms
1
Total area
1,440 SF
Lot
1.49 ac (64,904 SF)
Zoning code
GC
APN
191328-31014
UPID
US90-0531869
Jurisdiction
YAKIMA
Zoning & alternative use
GC · Yakima, WAZoning GC · permitted uses
GC · Yakima, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the general commercial district is to accommodate wholesale and retail activities with some high-density residential development.
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
1,450.22 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$425,000
COMMERCIAL (GENERAL)
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
MANUFACTURED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
1
Lot
1.49 ac
Current owner
From public records · entity-resolved
Mendenhall Investments LLC
Entity
Mailing address
PO BOX 7225, KENNEWICK, WA 99336-0616
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2023
$537,495
Mendenhall Investments LLC
Piper Hale Properties LLC
Warranty Deed
—
Oct 1, 2013
—
H Piper Hale
Stevens,joe & Roxanne
Grant Deed
—
Dec 10, 2008
—
Piper Hale Properties LLC
Hale,h Piper & Emily C
Quit Claim Deed
related
—
Jun 27, 2007
$131,000
H Piper Hale
Stevens,joe & Roxanne
Grant Deed
—
May 31, 2007
$85,100
Joe Stevens
Fcm Equity Fund I LLC
Grant Deed
—
Dec 9, 2005
$150,000
Fcm Equity Fund I LLC
Bell & Ingram
Trustees Deed
related
—
Oct 6, 2003
—
James R Siebol
Siebol,james R
Quit Claim Deed
related
$150,000 · Fairway Commercial Mortgage
—
—
James R Siebol
—
Deed Of Trust
related
$565,000 · Nei Investors LLC
—
—
Piper Hale Properties LLC
—
Deed Of Trust
related
$160,892 · Columbia State Bank
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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