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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Grocery and convenience stores
16016 Mclean Rd Mount Vernon, WA 98273-8869
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1377027
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1938
Total area
3,036 SF
Lot
0.23 ac (10,019 SF)
APN
340323-3-004-0000
UPID
US90-1377027
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
-
Cady's Cocina Mini Mart, LLC Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$740k
CAP Approach
CAP
$395k
Comparable Approach
Comparable
$440k
Blend (final)
Blend
$590k
Owner & transaction history
Brisa LLC · 4 yrs held
Brisa LLC
since 2021
Last sale
$600,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$730,000
+52.5%
Office building
$515,000
+7.3%
Commercial (general)
$500,000
+3.9%
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 Mount Vernon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Vernon 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
$770,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
$425,000
6.5%
$395,000
7%
$365,000
Alternative Use
Use
Estimation
RETAIL STORES
$480,000
Current use
AUTO REPAIR, GARAGE
$730,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$515,000
Change: +7% · Conversion: Easy
COMMERCIAL (GENERAL)
$500,000
Change: +4% · Conversion: Easy
WAREHOUSE, STORAGE
$395,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $600k (Sep 24 2021)
Last sale anchor
$600k
Sep 24 2021
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
$194 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$5,151
Tax year 2022
Assessed value
$339,600
Assessed 2021
Previous assessed
$339,600
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$82,100
Assessed improvement
$257,500
Land market value
$82,100
Improvement market value
$257,500
Total market value
$339,600
Applied tax rate
2,765.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1938
Heating
HOT WATER
Stories
2
Bathrooms
1
Total area
3,036 SF
Lot
0.23 ac (10,019 SF)
APN
340323-3-004-0000
UPID
US90-1377027
Jurisdiction
SKAGIT
Zoning & alternative use
Zoning · permitted uses
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
RETAIL STORES Current
Est. value
$480,000
AUTO REPAIR, GARAGE
Est. value
$730,000
OFFICE BUILDING
Est. value
$515,000
COMMERCIAL (GENERAL)
Est. value
$500,000
WAREHOUSE, STORAGE
Est. value
$395,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1938
Heating
HOT WATER
Stories
2
Bathrooms
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Brisa LLC
Entity
Mailing address
16016 MCLEAN RD, MOUNT VERNON, WA 98273-8869
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Sep 24, 2021
$600,000
Brisa LLC
Big Fog Properties LLC
Warranty Deed
$1,000,000 · Key Bank NA
Mar 19, 2014
—
Big Fog Properties LLC
Choi,alan & Soon J
Quit Claim Deed
related
—
—
—
Big Fog Properties LLC
—
Deed Of Trust
related
$81,338 · Whidbey Island Bk
—
—
Big Fog Properties LLC
—
Deed Of Trust
related
$198,050 · Heritage Bk
—
—
Big Fog Properties LLC
—
Deed Of Trust
related
$40,000 · Heritage Bk
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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