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Property profile & analytics
OFF-MARKET
Estimated value
$3,190,000
Manufacturing properties
1525 Vivian Ct Port Orchard, WA 98367-6400
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US90-1003390
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2001
Total area
34,425 SF
Lot
2.1 ac (91,476 SF)
Zoning code
CITY
APN
5392-000-016-0007
UPID
US90-1003390
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
-
Kitsap Composites Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.28M
Comparable Approach
Comparable
$3.10M
Blend (final)
Blend
$3.19M
Owner & transaction history
4s Holdings LLC · 13 yrs held
4s Holdings LLC
since 2013
7 recorded transactions
Zoning & alternative use
CITY · Port Orchard, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.7M
+60.4%
Office building
$4.4M
+49.7%
Auto repair, garage
$4.1M
+40.9%
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 Port Orchard submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Orchard 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%
$3,550,000
6.5%
$3,275,000
7%
$3,040,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,930,000
Current use
MEDICAL BUILDING
$4,700,000
Change: +60% · Conversion: Difficult
OFFICE BUILDING
$4,385,000
Change: +50% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,130,000
Change: +41% · Conversion: Easy
RETAIL STORES
$3,855,000
Change: +31% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,400,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$3.19M
Range $2.87M – $3.51M · ±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
$93 / 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
$39,435
Tax year 2024
Assessed value
$4,684,090
Assessed 2024
Previous assessed
$4,073,960
+15.0% YoY
Effective rate
0.84%
On assessed value
Assessed land
$434,550
Assessed improvement
$4,249,540
Land market value
$434,550
Improvement market value
$4,249,540
Total market value
$4,684,090
Applied tax rate
805.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2001
Heating
YES
Stories
1
Total area
34,425 SF
Lot
2.1 ac (91,476 SF)
Zoning code
CITY
APN
5392-000-016-0007
UPID
US90-1003390
Jurisdiction
KITSAP
Zoning & alternative use
CITY · Port Orchard, WAZoning CITY · permitted uses
CITY · Port Orchard, 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.1M
RETAIL STORES
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2001
Heating
YES
Stories
1
Lot
2.1 ac
Current owner
From public records · entity-resolved
4s Holdings LLC
Entity
Mailing address
1525 VIVIAN CT, PORT ORCHARD, WA 98367-6400
Ownership since
2013
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
Jun 17, 2013
$2,745,000
4s Holdings LLC
Cara Group LLC
Grant Deed
related
$1,542,974 · Bank Of America
Mar 14, 2003
—
Cara Group LLC
Flaherty,richard A & Catherine A
Grant Deed
related
—
May 21, 2001
—
Richard A Flaherty
—
Trustees Deed
related
$1,837,500 · Columbia State Bank
—
—
Cara Group LLC
—
Deed Of Trust
related
—
—
—
Cara Group LLC
—
Deed Of Trust
related
$1,715,000 · Us Bank NA
—
—
Cara Group LLC
—
Deed Of Trust
related
$750,000 · Wells Fargo Bank
—
—
Cara Group LLC
—
Deed Of Trust
related
$857,000 · Kitsap Bank
—
—
4s Holdings LLC
—
Deed Of Trust
related
$1,057,300 · Bank Of America
—
—
Cara Group LLC
—
Deed Of Trust
related
$2,000,000 · Washington Mutual Fsb
—
—
Cara Group LLC
—
Deed Of Trust
related
$251,124 · 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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