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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Car washes
1510 Meridian, Puyallup, WA 98371-7528
Entity Owned
3-yr Hold
Free & Clear
Property ID
US90-1598075
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,936 SF
Lot
0.37 ac (16,117 SF)
Zoning code
CG
APN
420338066
UPID
US90-1598075
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
-
Canopy West Truck Accessories Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$580k
Blend (final)
Blend
$960k
Owner & transaction history
Canopy West LLC · 3 yrs held
Canopy West LLC
since 2022
Last sale
$895,000
7 recorded transactions
Zoning & alternative use
CG · Puyallup, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$940,000
+25.8%
Neighborhood: shopping center
$825,000
+10.5%
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 Puyallup submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Puyallup 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
$1,035,000
ML approach
$1,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$745,000
Current use
COMMERCIAL (GENERAL)
$940,000
Change: +26% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$825,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$600,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±10% · vs last sale $895k (Nov 4 2022)
Last sale anchor
$895k
Nov 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
$496 / 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
$6,377
Tax year 2024
Assessed value
$573,100
Assessed 2024
Previous assessed
$573,100
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$383,000
Assessed improvement
$190,100
Land market value
$383,000
Improvement market value
$190,100
Total market value
$573,100
Applied tax rate
96.0000
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Total area
1,936 SF
Lot
0.37 ac (16,117 SF)
Zoning code
CG
APN
420338066
UPID
US90-1598075
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
CG · Puyallup, WA
Zoning CG · permitted uses
CG · Puyallup, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Puyallup. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$745,000
COMMERCIAL (GENERAL)
Est. value
$940,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$825,000
RETAIL STORES
Est. value
$600,000
AUTO REPAIR, GARAGE Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Canopy West LLC
Entity
Free & Clear · 3 yrs held
Mailing address
5141 AUBURN WAY N, AUBURN, WA 98002-1397
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2022
$895,000
Canopy West LLC
Damac LLC
Warranty Deed
—
Jul 16, 2020
$840,000
Damac LLC
Big Ez Car Wash LLC
Warranty Deed
—
Jun 21, 2011
—
Big Ez Car Wash LLC
Trovesi,laura
Quit Claim Deed
related
—
Aug 25, 2010
—
Big Ez Car Wash LLC
Morella,sonja K
Quit Claim Deed
related
—
Oct 17, 2008
$144,182
Big Ez Car Wash LLC
Morella,enzo
Quit Claim Deed
related
$575,000 · First Savings Bank
Oct 17, 2008
—
Enzo Morella
Morella,sonja
Quit Claim Deed
related
—
May 12, 2005
—
Laura K Trovesi
Edleman,william H
Quit Claim Deed
related
—
Jan 17, 2001
$75,000
William H Edleman
Good Sam Investors
Grant Deed
$60,000 · Seller
—
—
William H Edleman
—
Deed Of Trust
related
$60,000 · Enzo Morella
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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