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Property profile & analytics
OFF-MARKET
Estimated value
$3,080,000
Warehouses
15502 Cyn E Rd 4, Puyallup, WA 98375-7477
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US90-1459416
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2009
Construction
STEEL FRAME
Total area
9,408 SF
Lot
3.7 ac (161,172 SF)
Zoning code
EC
APN
4015415582
UPID
US90-1459416
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
-
The Stor-House Self Storage - Puyallup Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.52M
Blend (final)
Blend
$3.08M
Owner & transaction history
Gilroy Family Three LLC · 8 yrs held
Gilroy Family Three LLC
since 2017
7 recorded transactions
Zoning & alternative use
EC · Puyallup, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.3M
+81.8%
Neighborhood: shopping center
$4.0M
+68.2%
Auto repair, garage
$3.6M
+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 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
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
WAREHOUSE, STORAGE
$2,385,000
Current use
RESTAURANT
$4,335,000
Change: +82% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,010,000
Change: +68% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,630,000
Change: +52% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,505,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$2,925,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$2,585,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$3.08M
Range $2.77M – $3.39M · ±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
$327 / 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
$69,246
Tax year 2024
Assessed value
$5,718,800
Assessed 2024
Previous assessed
$5,718,800
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,709,800
Assessed improvement
$4,009,000
Land market value
$1,709,800
Improvement market value
$4,009,000
Total market value
$5,718,800
Applied tax rate
591.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2009
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
4
Stories
1
Units
32
Total area
9,408 SF
Lot
3.7 ac (161,172 SF)
Zoning code
EC
APN
4015415582
UPID
US90-1459416
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
EC · Puyallup, WA
Zoning EC · permitted uses
EC · 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
WAREHOUSE, STORAGE Current
Est. value
$2.4M
RESTAURANT
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.5M
RETAIL STORES
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.6M
WAREHOUSE, STORAGE Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
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
2009
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Units
32
Lot
3.7 ac
Current owner
From public records · entity-resolved
Gilroy Family Three LLC
Entity
Mailing address
1614 118TH AVE SE, BELLEVUE, WA 98005-3861
Ownership since
2017
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
Aug 25, 2022
—
Gilroy Family Three LLC
—
Deed
related
$11,750,000 · Kitsap Cu
Jul 19, 2018
—
Gilroy Family Three LLC
—
Deed
related
$3,075,000 · Alaska USA FCU
Jul 17, 2018
—
Gilroy Family Three LLC
—
Deed
related
$3,075,000 · Alaska USA FCU
Dec 15, 2017
—
Gilroy Family Three LLC
Epc Holdings 906 LLC
Warranty Deed
—
Jun 22, 2017
$4,599,500
Epc Holdings 906 LLC
Lazy Wheels LLC
Warranty Deed
—
Jul 5, 2011
—
Lazy Wheels LLC
—
Deed Of Trust
related
$6,405,171 · Anchor Bank NA
Sep 18, 2008
—
Lazy Wheels LLC
—
Trustees Deed
related
$3,185,550 · Anchor Mutual Savings Bank
May 3, 2005
—
Lazy Wheels LLC
—
Trustees Deed
related
$400,000 · Sound Banking Co
Jun 30, 2004
$775,000
Lazey Wheels LLC
Fors,david N
Warranty Deed
$517,000 · Viking 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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