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Property profile & analytics
FOR SALE
Office Spaces
1806 River Rd Puyallup, WA 98371
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-1263613
For Sale
Contact for pricing
1806 River Rd, Puyallup, WA 98371
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Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,787 SF
Lot
2.17 ac (94,525 SF)
Zoning code
CG
APN
420204283
UPID
US90-1263613
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
$7.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.80M
Blend (final)
Blend
$6.91M
Owner & transaction history
Ep Realty Wa LLC · 3 yrs held
Ep Realty Wa LLC
since 2022
Last sale
$7.0M
4 recorded transactions
Zoning & alternative use
CG · Puyallup, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
CG General Commercial Zone. The CG zone is intended to provide for retailing and other commercial services that serve the large market area surrounding the Puyallup community. Such commercial developments usually rely upon the automobile as their principal source of access. Maximum building heights range between four and six stories. In contrast to the CB zo…
Zone name
General Commercial Zone
General category
COMMERCIAL
Zone area
288.87 ac
Top alternative use upside
Industrial (general)
$5.8M
+36.8%
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 Puyallup submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Puyallup 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
$6,805,000
ML approach
$7,040,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,265,000
Current use
INDUSTRIAL (GENERAL)
$5,835,000
Change: +37% · Conversion: Moderate
Blend value · Realmo final
$6.91M
Range $6.22M – $7.60M · ±10% · vs last sale $6.95M (Sep 7 2022)
Last sale anchor
$6.95M
Sep 7 2022
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
$786 / 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
$34,538
Tax year 2024
Assessed value
$3,509,800
Assessed 2024
Previous assessed
$3,509,800
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$2,666,800
Assessed improvement
$843,000
Land market value
$2,666,800
Improvement market value
$843,000
Total market value
$3,509,800
Applied tax rate
96.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Buildings
2
Stories
1
Total area
8,787 SF
Lot
2.17 ac (94,525 SF)
Zoning code
CG
APN
420204283
UPID
US90-1263613
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
CG · Puyallup, WAZoning CG · permitted uses
CG · Puyallup, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
CG General Commercial Zone. The CG zone is intended to provide for retailing and other commercial services that serve the large market area surrounding the Puyallup community. Such commercial developments usually rely upon the automobile as their principal source of access. Maximum building heights range between four and six stories. In contrast to the CB zone, some uses in the CG zone may require large tracts of land and involve outdoor display of products for sale (such as automobile sales). The CG zone is also intended to allow some uses which are quasi-light industrial in character. ( Ord. 2147 Exh. A , 1987 ; Ord. 2454
Zone name
General Commercial Zone
General category
COMMERCIAL
Zone area
288.87 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.3M
INDUSTRIAL (GENERAL)
Est. value
$5.8M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
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
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.17 ac
Current owner
From public records · entity-resolved
Ep Realty Wa LLC
Entity
Mailing address
4401 COLWICK RD, CHARLOTTE, NC 28211-2311
Ownership since
2022
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
Sep 7, 2022
$6,950,514
Ep Realty Wa LLC
Hilt Investment Holdings LLC
Bargain And Sale Deed
—
Nov 4, 2019
—
Hilt Investment Holdings LLC
—
Grant Deed
related
$3,855,722 · Ally Bk
Feb 29, 2016
$5,000,000
Hilt Investment Holdings LLC
Fletcher,blaine & Vicki
Grant Deed
$4,350,000 · Blaine & Vicki Fletcher
—
—
Blaine A Fletcher
—
Deed Of Trust
related
$300,000 · Valley Community 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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