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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Sports & entertainment properties
16530 103rd SE Ave Yelm, WA 98597-9607
Individually Owned
37-yr Hold
~
Est. High Equity
Property ID
US90-0942397
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2006
Construction
WOOD FRAME
Total area
5,684 SF
Lot
4.49 ac (195,584 SF)
APN
6430-36-00302
UPID
US90-0942397
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
-
Yelm Adult Community Center Community Center
-
Yelm Senior Nutrition Program Community Center
-
Ignite Church Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$390k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$815k
Blend (final)
Blend
$600k
Owner & transaction history
Richard J Pratt · 37 yrs held
Richard J Pratt
since 1989
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$955,000
+88.7%
Restaurant
$810,000
+60.1%
Office building
$765,000
+51.7%
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 Yelm submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yelm 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
$390,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$505,000
Current use
AUTO REPAIR, GARAGE
$955,000
Change: +89% · Conversion: Difficult
RESTAURANT
$810,000
Change: +60% · Conversion: Difficult
OFFICE BUILDING
$765,000
Change: +52% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$765,000
Change: +51% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$730,000
Change: +44% · Conversion: Difficult
RETAIL STORES
$690,000
Change: +36% · Conversion: Difficult
WAREHOUSE, STORAGE
$655,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$106 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$832
Tax year 2023
Assessed value
$1,506,800
Assessed 2022
Previous assessed
$1,058,300
+42.4% YoY
Effective rate
0.06%
On assessed value
Assessed land
$285,300
Assessed improvement
$1,221,500
Land market value
$285,300
Improvement market value
$1,221,500
Total market value
$1,506,800
Applied tax rate
170.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2006
Construction
WOOD FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
5,684 SF
Lot
4.49 ac (195,584 SF)
APN
6430-36-00302
UPID
US90-0942397
Jurisdiction
THURSTON
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$505,000
AUTO REPAIR, GARAGE
Est. value
$955,000
RESTAURANT
Est. value
$810,000
OFFICE BUILDING
Est. value
$765,000
INDUSTRIAL (GENERAL)
Est. value
$765,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$730,000
RETAIL STORES
Est. value
$690,000
WAREHOUSE, STORAGE
Est. value
$655,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
2006
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
4.49 ac
Current owner
From public records · entity-resolved
Richard J Pratt
Individual
Mailing address
PO BOX 474, YELM, WA 98597-0474
Ownership since
1989
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
Apr 28, 1989
$60,000
Richard J Pratt
Unknown
Grant Deed
—
—
—
Senior Multi-purpose Center Ye
—
Deed Of Trust
related
$94,000 · Laura L
—
—
Senior Multi-purpose Center Of
—
Deed Of Trust
related
$94,183 · Venture Bank
—
—
Yelm Adult Community Center
—
Deed Of Trust
related
$92,000 · Thurston First 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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