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Property profile & analytics
OFF-MARKET
Estimated value
$4,100,000
Industrial properties
1415 Pleasant Ave Grandview, WA 98930
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US90-2652522
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2015
Construction
METAL FRAME
Total area
50,435 SF
Lot
18.09 ac (788,000 SF)
Zoning code
AG
APN
230924-44001
UPID
US90-2652522
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
$2.91M
Blend (final)
Blend
$4.10M
Owner & transaction history
Wyckoff Farms INC · 11 yrs held
Wyckoff Farms INC
since 2014
5 recorded transactions
Zoning & alternative use
AG · Grandview, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
s. § 17.36.040 Permitted accessory uses. § 17.36.050 Conditional uses. § 17.36.060 Development standards. § 17.36.070 Minimum requirements. § 17.36.080 Area regulations - Construction and siting standards. Chapter 17.40 AG AGRICULTURAL DISTRICT § 17.40.010 Purpose. § 17.40.020 Principal permitted uses. § 17.40.030 Density. § 17.40.040 Parking. Chapter 17.41…
Zone name
Agriculture
General category
AGRICULTURAL
Zone area
325.10 ac
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 Grandview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grandview 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
AUTO REPAIR, GARAGE
$6,595,000
Change: -11% · Conversion: Easy
RETAIL STORES
$6,395,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$4.10M
Range $3.69M – $4.51M · ±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
$81 / 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
$27,957
Tax year 2024
Assessed value
$2,898,310
Assessed 2024
Previous assessed
$2,845,910
+1.8% YoY
Effective rate
0.96%
On assessed value
Assessed land
$45,610
Assessed improvement
$2,852,700
Land market value
$109,700
Improvement market value
$2,852,700
Total market value
$2,962,400
Applied tax rate
441.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2015
Construction
METAL FRAME
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Total area
50,435 SF
Lot
18.09 ac (788,000 SF)
Zoning code
AG
APN
230924-44001
UPID
US90-2652522
Jurisdiction
YAKIMA
Zoning & alternative use
AG · Grandview, WAZoning AG · permitted uses
AG · Grandview, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
s. § 17.36.040 Permitted accessory uses. § 17.36.050 Conditional uses. § 17.36.060 Development standards. § 17.36.070 Minimum requirements. § 17.36.080 Area regulations - Construction and siting standards. Chapter 17.40 AG AGRICULTURAL DISTRICT § 17.40.010 Purpose. § 17.40.020 Principal permitted uses. § 17.40.030 Density. § 17.40.040 Parking. Chapter 17.41 O OFFICE DISTRICT § 17.41.010 Purpose. § 17.41.020 Permitted uses. § 17.41.030 Per
Zone name
Agriculture
General category
AGRICULTURAL
Zone area
325.10 ac
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$6.6M
RETAIL STORES
Est. value
$6.4M
AUTO REPAIR, GARAGE
RETAIL STORES
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
2015
Construction
METAL FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
18.09 ac
Current owner
From public records · entity-resolved
Wyckoff Farms INC
Entity
Mailing address
PO BOX 249, GRANDVIEW, WA 98930-0249
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2020
—
Wyckoff Holdings LLC
—
Deed
related
$19,500,000 · Equitable Financial Life Ins C
Oct 7, 2014
$343,900
Wyckoff Farms INC
Alexander Living Trust
Grant Deed
$286,583 · Alexander Living Trust (pt)
Feb 25, 2013
—
Alexander Living Trust
Alexander,dan & Harriet
Quit Claim Deed
related
—
—
—
Wyckoff Farms INC
—
Deed Of Trust
related
$8,000,000 · Miscellaneous Ins Co
—
—
Wyckoff Holdings LLC
—
Deed Of Trust
related
$19,500,000 · Equitable Financial Life Ins C
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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