188 Umbria Hls Wayb Meridian, ID 83642-6413
Entity Owned
Absentee Owner
Free & Clear
Estimated value (blended)
$590k
Range $531k – $649k (±10%)
Property ID
US27-0178017
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2020
Total area
8,668 SF
Lot
0.38 ac (16,596 SF)
Zoning code
R-40
APN
R0804180040
UPID
US27-0178017
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$375k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$799k
Blend (final)
Blend
$590k
Owner & transaction history
Zoning & alternative use
R-40 · Meridian, ID
Zoning description
The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan
General category
RESIDENTIAL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$590k
Value range
$531k – $649k
±10% around blend
Estimated value / SF
$68 / SF
Confidence
Low
3 county-verified comps
Property data
88
Comparable evidence
30
$531k
blend $590k
$649k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,668 SF
Lot area
0.38 ac
Year built
2020
Stories
2
APN
R0804180040
Assessed value
$2,049,000
Annual tax
$12,930
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.36M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.0 mi away · 6,669 SF
12.4 mi away · 10,446 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$590k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.05M
Move the market yield to see immediate price impact.
Value / SF
$236
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%7.00%9.00%
$129k
$2.58M
$1.84M
$1.43M
$143k
$2.87M
$2.05M
$1.59M
$158k
$3.16M
$2.25M
$1.75M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$570k
9.0 mi · May 2026 · $75/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$12,930
Tax year 2023
Assessed value
$2,049,000
Assessed 2024
Previous assessed
$2,405,700
-14.8% YoY
Effective rate
0.63%
On assessed value
Assessed land
$169,300
Assessed improvement
$1,879,700
Land market value
$169,300
Improvement market value
$1,879,700
Total market value
$2,049,000
Applied tax rate
3.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2020
Heating
NONE
Stories
2
Units
8
Total area
8,668 SF
Lot
0.38 ac (16,596 SF)
Zoning code
R-40
APN
R0804180040
UPID
US27-0178017
Jurisdiction
ADA
Zoning & alternative use
R-40 · Meridian, IDZoning R-40 · permitted uses
R-40 · Meridian, ID
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan
General category
RESIDENTIAL
Building & site characteristics
From public records
Year built
2020
Heating
NONE
Stories
2
Units
8
Lot
0.38 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R-40
RESIDENTIAL
Jurisdiction
Meridian, ID
Recorded code
R-40
Official district
R-40
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-40 in Meridian, ID.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
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.
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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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