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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Commercial land
15820 Main E St, Sumner, WA 98390-3274
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-0423688
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1935
Total area
1,628 SF
Lot
0.94 ac (40,883 SF)
Zoning code
LDR-4
APN
520194023
UPID
US90-0423688
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
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$724k
Blend (final)
Blend
$560k
Owner & transaction history
Main St Apartments LLC · 5 yrs held
Main St Apartments LLC
since 2020
Last sale
$515,000
4 recorded transactions
Zoning & alternative use
LDR-4 · Sumner, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sumner submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sumner 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
$590,000
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$695,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$695,000
Change: -1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$600,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $515k (Oct 9 2020)
Last sale anchor
$515k
Oct 9 2020
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
$344 / 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
$4,568
Tax year 2024
Assessed value
$441,400
Assessed 2024
Previous assessed
$441,400
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$441,400
Land market value
$441,400
Total market value
$441,400
Applied tax rate
117.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1935
Heating
FORCED AIR
Bathrooms
1
Total area
1,628 SF
Lot
0.94 ac (40,883 SF)
Zoning code
LDR-4
APN
520194023
UPID
US90-0423688
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
LDR-4 · Sumner, WA
Zoning LDR-4 · permitted uses
LDR-4 · Sumner, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sumner. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$695,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$695,000
AUTO REPAIR, GARAGE
Est. value
$600,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1935
Heating
FORCED AIR
Bathrooms
1
Lot
0.94 ac
Current owner
From public records · entity-resolved
Main St Apartments LLC
Entity
Mailing address
1407 VALENTINE AVE SE STE #105, PACIFIC, WA 98047-2159
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2020
$515,000
Main St Apartments LLC
Vanland LLC
Warranty Deed
$360,500 · Vanland LLC
Mar 18, 2003
$265,000
Vanland LLC
Sapphire Group LLC
Grant Deed
$215,000 · Sapphire Group LLC
May 11, 2001
$197,233
Sapphire Group LLC
Pederson,dean
Grant Deed
—
Nov 4, 1999
$209,412
Dean Pederson
Duane,dennis
Grant Deed
$150,000 · Seller
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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