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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Apartment buildings
17516 44th E Ave, Sumner, WA 98390
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US90-2891814
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2019
Construction
WOOD FRAME
Total area
2,634 SF
Lot
9.46 ac (412,078 SF)
Zoning code
ROC
APN
319253028
UPID
US90-2891814
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
$490k
Comparable Approach
Comparable
$992k
Blend (final)
Blend
$760k
Owner & transaction history
Sawyer Trail Townhomes Phase I LLC · 7 yrs held
Sawyer Trail Townhomes Phase I LLC
since 2018
3 recorded transactions
Zoning & alternative use
ROC · Sumner, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+44.1%
Neighborhood: shopping center
$1.1M
+43.4%
Auto repair, garage
$970,000
+23.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$530,000
6.5%
$490,000
7%
$455,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$785,000
Current use
COMMERCIAL (GENERAL)
$1,130,000
Change: +44% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,125,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$970,000
Change: +24% · Conversion: Difficult
RETAIL STORES
$805,000
Change: +3% · Conversion: Difficult
WAREHOUSE, STORAGE
$785,000
Change: +0% · Conversion: Difficult
MEDICAL BUILDING
$725,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$760k
Range $684k – $836k · ±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
$289 / 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
$376,651
Tax year 2024
Assessed value
$31,704,500
Assessed 2024
Previous assessed
$31,704,500
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$7,612,400
Assessed improvement
$24,092,100
Land market value
$7,612,400
Improvement market value
$24,092,100
Total market value
$31,704,500
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2019
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
46
Stories
3
Units
2
Total area
2,634 SF
Lot
9.46 ac (412,078 SF)
Zoning code
ROC
APN
319253028
UPID
US90-2891814
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
ROC · Sumner, WA
Zoning ROC · permitted uses
ROC · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$785,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$970,000
RETAIL STORES
Est. value
$805,000
WAREHOUSE, STORAGE
Est. value
$785,000
MEDICAL BUILDING
Est. value
$725,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
2019
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
46
Units
2
Lot
9.46 ac
Current owner
From public records · entity-resolved
Sawyer Trail Townhomes Phase I LLC
Entity
Mailing address
1302 PUYALLUP ST STE A, SUMNER, WA 98390-1604
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2020
—
Sawyer Trail Twnhms Phase I Ll
—
Deed
related
$22,500,000 · Northmarq Cap Fin
Nov 1, 2018
—
Sawyer Trail Townhomes Phase I LLC
Rosemont Properties LLC
Warranty Deed
$17,100,000 · M & T Bank
—
—
Sawyer Trail Twnhms Phase I Ll
—
Deed Of Trust
related
$22,500,000 · Northmarq Cap Fin
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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