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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Grocery and convenience stores
1935 Kirkpatrick Rd Copalis Crossing, WA 98536
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US90-0120791
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1919
Construction
STEEL FRAME
Total area
2,466 SF
Lot
0.08 ac (3,485 SF)
Zoning code
G5
APN
758501400100
UPID
US90-0120791
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
$950k
CAP Approach
CAP
$590k
Comparable Approach
Comparable
$655k
Blend (final)
Blend
$935k
Owner & transaction history
1313 Tulips LLC · 1 yrs held
1313 Tulips LLC
since 2025
Last sale
$938,167
6 recorded transactions
Zoning & alternative use
G5 · Copalis Crossing, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Copalis Crossing submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Copalis Crossing 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
$910,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
$640,000
6.5%
$590,000
7%
$545,000
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±10% · vs last sale $938k (Mar 19 2025)
Last sale anchor
$938k
Mar 19 2025
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
$379 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$3,382
Tax year 2023
Assessed value
$385,672
Assessed 2022
Previous assessed
$162,935
+136.7% YoY
Effective rate
0.88%
On assessed value
Assessed land
$14,400
Assessed improvement
$371,272
Land market value
$14,400
Improvement market value
$371,272
Total market value
$385,672
Applied tax rate
97.0000
Comparables
3 recent transactions · within 1.5 miComparable in this city
3 recent transactions
Comparable in this City
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1919
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
2,466 SF
Lot
0.08 ac (3,485 SF)
Zoning code
G5
APN
758501400100
UPID
US90-0120791
Jurisdiction
GRAYS HARBOR
Zoning & alternative use
G5 · Copalis Crossing, WAZoning G5 · permitted uses
G5 · Copalis Crossing, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1919
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
1313 Tulips LLC
Entity
Mailing address
PO BOX 66, HUMPTULIPS, WA 98552-0066
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2025
$938,167
1313 Tulips LLC
David L Crosby
Warranty Deed
$450,000 · David Crosby
Mar 19, 2025
—
Md1313 Tulips LLC
—
Deed
related
$425,000 · Capital Community Bank
Feb 18, 2015
$60,000
David L Crosby
Crosby Mary J
Quit Claim Deed
related
—
Sep 2, 2014
—
Mary J Crosby
Crosby,robert O
Quit Claim Deed
related
—
Apr 20, 2004
$130,718
Fred Kooyman
Trantham James E Trust
Warranty Deed
—
Apr 2, 2004
$140,000
Robert O Crosby
Bodey,bruce T & Maria
Warranty Deed
$148,836 · Bruce T & Maria Bodey
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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