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Property profile & analytics
FOR SALE
Grocery and convenience stores
2120 College Way, Mount Vernon, WA 98273
Entity Owned
Absentee Owner
Free & Clear
Property ID
US90-0812117
No photos on file
For Sale
$2,500,000
2120 College Way, Mount Vernon, WA 98273
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1966
Total area
5,620 SF
Lot
1.39 ac (60,548 SF)
APN
340417-4-001-0008
UPID
US90-0812117
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
$730k
Comparable Approach
Comparable
$761k
Blend (final)
Blend
$775k
Owner & transaction history
Ajc LLC
Ajc LLC
since 2026
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+33.1%
Apartment house (5+ units)
$1.0M
+12.9%
Office building
$955,000
+7.3%
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 Mount Vernon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Vernon 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%
$790,000
6.5%
$730,000
7%
$680,000
Alternative Use
Use
Estimation
RETAIL STORES
$890,000
Current use
RESTAURANT
$1,185,000
Change: +33% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,005,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$955,000
Change: +7% · Conversion: Easy
COMMERCIAL (GENERAL)
$925,000
Change: +4% · Conversion: Easy
INDUSTRIAL (GENERAL)
$800,000
Change: -10% · Conversion: Difficult
WAREHOUSE, STORAGE
$735,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$138 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$11,194
Tax year 2022
Assessed value
$954,700
Assessed 2021
Previous assessed
$954,700
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$613,800
Assessed improvement
$340,900
Land market value
$613,800
Improvement market value
$340,900
Total market value
$954,700
Applied tax rate
930.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Sale
Year built
1966
Heating
NONE
Buildings
2
Stories
1
Total area
5,620 SF
Lot
1.39 ac (60,548 SF)
APN
340417-4-001-0008
UPID
US90-0812117
Jurisdiction
SKAGIT
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$890,000
RESTAURANT
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$955,000
COMMERCIAL (GENERAL)
Est. value
$925,000
INDUSTRIAL (GENERAL)
Est. value
$800,000
WAREHOUSE, STORAGE
Est. value
$735,000
RETAIL STORES Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1966
Heating
NONE
Stories
1
Buildings
2
Lot
1.39 ac
Current owner
From public records · entity-resolved
Ajc LLC
Entity
Free & Clear · 0 yrs held
Mailing address
22940 LITTLE MTN RD, MOUNT VERNON, WA 98274-8183
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2026
$1,250,000
Ajc LLC
The Frank Aubel JR Testamentary Tru
Warranty Deed
—
Feb 9, 2024
$123,500
Mt Vernon Lot 2120 LLC
Laura R Hartmann
Personal Rep. Deed
—
Aug 4, 2022
$275,000
James Parker
Darla K Maney
Warranty Deed
—
Dec 20, 2021
—
Renne Mcfadden
—
Deed
related
$300,000 · Ventures LLC
Feb 9, 2018
—
Darla K Maney
Maney,darla K
Quitclaim Deed
related
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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