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Property profile & analytics
OFF-MARKET
Estimated value
$2,265,000
Retail space
1700 Washington Ave Union Gap, WA 98903-1665
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US90-2564646
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
15,000 SF
Lot
9.84 ac (428,630 SF)
Zoning code
C2
APN
191332-31403
UPID
US90-2564646
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
by Request
CAP Approach
CAP
$2.34M
Comparable Approach
Comparable
$2.19M
Blend (final)
Blend
$2.27M
Owner & transaction history
Valley Mall LLC · 22 yrs held
Valley Mall LLC
since 2003
7 recorded transactions
Zoning & alternative use
C2 · Union Gap, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.9M
+42.4%
Office building
$2.8M
+37.1%
Industrial (general)
$2.4M
+19.8%
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 Union Gap submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Union Gap 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%
$2,535,000
6.5%
$2,340,000
7%
$2,175,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,040,000
Current use
MEDICAL BUILDING
$2,905,000
Change: +42% · Conversion: Difficult
OFFICE BUILDING
$2,795,000
Change: +37% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,445,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,910,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$2.27M
Range $2.04M – $2.49M · ±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
$151 / 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
$125,326
Tax year 2024
Assessed value
$18,259,350
Assessed 2024
Previous assessed
$18,087,950
+0.9% YoY
Effective rate
0.69%
On assessed value
Assessed land
$4,627,650
Assessed improvement
$13,631,700
Land market value
$4,627,650
Improvement market value
$13,631,700
Total market value
$18,259,350
Applied tax rate
300.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
15,000 SF
Lot
9.84 ac (428,630 SF)
Zoning code
C2
APN
191332-31403
UPID
US90-2564646
Jurisdiction
YAKIMA
Zoning & alternative use
C2 · Union Gap, WA
Zoning C2 · permitted uses
C2 · Union Gap, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Union Gap. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.8M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
9.84 ac
Current owner
From public records · entity-resolved
Valley Mall LLC
Entity
Mailing address
2529 MAIN ST, UNION GAP, WA 98903-1690
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 24, 2020
—
Valley Mall LLC
—
Deed
related
$29,000,000 · Bank Of America
Oct 24, 2003
—
Valley Mall LLC
Union Gap Property LLC
Grant Deed
$45,000,000 · Gmac Commercial Mortgage Corp
Nov 6, 2002
—
Union Gap Property LLC
—
Deed Of Trust
related
$8,500,000 · Fleet National Bank Trustee
Nov 15, 1999
$1,900,000
Union Gap Property LLC
Winco Foods INC
Grant Deed
—
Sep 12, 1996
$1,701,584
Waremart INC
J & M Smith Family LP
Grant Deed
—
—
—
Valley Mall LLC
—
Deed Of Trust
related
$42,000,000 · Bank Of America
—
—
Wingmen V LLC
—
Deed Of Trust
related
$105,000,000 · Wells Fargo Bk
—
—
Valley Mall LLC
—
Loan Modification
related
$29,000,000 · Bank Of America
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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