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Property profile & analytics
OFF-MARKET
Estimated value
$1,880,000
Grocery and convenience stores
16618 Pacific S Ave Spanaway, WA 98387-8572
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-0730400
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Year built
1985
Construction
WOOD FRAME
Total area
2,800 SF
Lot
0.46 ac (19,880 SF)
Zoning code
MUD
APN
5025003230
UPID
US90-0730400
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
$1.88M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.22M
Blend (final)
Blend
$1.88M
Owner & transaction history
Hns Property LLC · 3 yrs held
Hns Property LLC
since 2023
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
MUD · Spanaway, 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 Spanaway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spanaway 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
$1,570,000
ML approach
$1,880,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.88M
Range $1.69M – $2.07M · ±10% · vs last sale $1.87M (May 18 2023)
Last sale anchor
$1.87M
May 18 2023
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
$671 / 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
$13,483
Tax year 2024
Assessed value
$954,600
Assessed 2024
Previous assessed
$954,600
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$484,900
Assessed improvement
$469,700
Land market value
$484,900
Improvement market value
$469,700
Total market value
$954,600
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
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Status
Off-Market
Year built
1985
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
1
Units
1
Total area
2,800 SF
Lot
0.46 ac (19,880 SF)
Zoning code
MUD
APN
5025003230
UPID
US90-0730400
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
MUD · Spanaway, WA
Zoning MUD · permitted uses
MUD · Spanaway, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Spanaway. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Units
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Hns Property LLC
Entity
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2025
—
Hn Fuel LLC
—
Deed
related
$210,000 · Sun Pacific Energy INC
May 18, 2023
$1,870,000
Hns Property LLC
Ahn & Pacific INC
Warranty Deed
$2,012,000 · Commonwealth Business Bank
Feb 19, 2020
—
Ahn & Pacific INC
—
Deed
related
$500,000 · Unibank
Jul 18, 2007
$840,000
Ahn & Pacific INC
Yoon,tae K & Gi H
Warranty Deed
$760,000 · Innovative Bank
Jun 22, 2005
$580,000
Tae S Yoon
Hwang & Co INC
Warranty Deed
$670,000 · Hanmi Bank
Feb 23, 2004
$540,000
Hwang & Co INC
Hwang,sai S
Quit Claim Deed
related
—
Apr 26, 1999
$590,000
Suk J Hwang
Kang,song H
Grant Deed
$590,000 · Amresco Independence Funding
Nov 14, 1995
$375,000
Song H Kang
Seattle-first National Bank
Grant Deed
$258,000 · Seattle-first National Bank
—
—
James M Johnson
—
Deed Of Trust
related
$309,269 · Flett Dairy INC
—
—
Ahn & Pacific INC
—
Deed Of Trust
related
$500,000 · Unibank
—
—
Ahn & Pacific INC
—
Loan Modification
related
$500,000 · Unibank
—
—
Ahn & Pacific INC
—
Loan Modification
related
$500,000 · Unibank
—
—
Tae S Yoon
—
Deed Of Trust
related
—
—
—
Yung C Hwang
—
Deed Of Trust
related
$558,335 · Pacific International 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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