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18002 Lipoma Firs E, Puyallup, WA 98374
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Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2017
Construction
WOOD FRAME
Total area
2,973 SF
Lot
3.18 ac (138,521 SF)
Zoning code
MUD
APN
6025710010
UPID
US90-2526728
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$660k
CAP Approach
CAP
$555k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$625k
Owner & transaction history
since 2015
5 recorded transactions
Zoning & alternative use
MUD · Puyallup, WA
Top alternative use upside
Retail stores
$925,000
+62.4%
Medical building
$815,000
+43.5%
Warehouse, storage
$755,000
+32.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$625k
Value range
$563k – $688k
±10% around blend
Estimated value / SF
$210 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
90
$563k
blend $625k
$688k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,973 SF
Lot area
3.18 ac
Year built
2017
Stories
3
APN
6025710010
Zoning
MUD
Assessed value
$16,559,500
Annual tax
$196,020
3
Income approach: direct capitalization
Partial preview
Income approach indication
$555k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$600k
@ 6.5% CAP return
$555k
@ 7% CAP return
$515k
4
Sales comparison
Partial preview
Sales approach indication
$754k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.0 mi away · 3,318 SF
3.0 mi away · 3,728 SF
3.2 mi away · 3,728 SF
5.5 mi away · 3,216 SF
6.6 mi away · 3,840 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$625k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 66 sales
$191
+10%
County 597 sales
$236
-11%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $210/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+62%
vs current-use indication
Medical Building
Warehouse, Storage
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.50%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.50%
9.0%
NOI (est.)
$1.16M *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$21.08M
Move the market yield to see immediate price impact.
Value / SF
$7,089
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%5.50%6.00%
$1.04M
$20.86M
$18.97M
$17.39M
$1.16M
$23.18M
$21.08M
$19.32M
$1.28M
$25.50M
$23.18M
$21.25M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$850k
3.0 mi · Apr 2026 · $228/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$196,020
Tax year 2024
Assessed value
$16,559,500
Assessed 2024
Previous assessed
$16,559,500
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$4,412,800
Assessed improvement
$12,146,700
Land market value
$4,412,800
Improvement market value
$12,146,700
Total market value
$16,559,500
Applied tax rate
220.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
For Sale
Year built
2017
Construction
WOOD FRAME
Heating
HEAT PUMP
Buildings
9
Stories
3
Units
2
Total area
2,973 SF
Lot
3.18 ac (138,521 SF)
Zoning code
MUD
APN
6025710010
UPID
US90-2526728
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
MUD · Puyallup, WAZoning MUD · permitted uses
MUD · Puyallup, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2017
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
3
Buildings
9
Units
2
Lot
3.18 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MUD
Jurisdiction
Puyallup, WA
Recorded code
MUD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MUD in Puyallup, WA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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- Local Zoning Insight
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