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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Office Spaces
21711th 103rd Ave E Ct Graham, WA 98338
Trust Owned
7-yr Hold
Free & Clear
Property ID
US90-2549010
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2004
Construction
WOOD FRAME
Total area
3,000 SF
Lot
1.25 ac (54,450 SF)
Zoning code
R10
APN
418107027
UPID
US90-2549010
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
$550k
Comparable Approach
Comparable
$844k
Blend (final)
Blend
$895k
Owner & transaction history
Landram Living Trust · 7 yrs held
Landram Living Trust
since 2019
7 recorded transactions
Zoning & alternative use
R10 · Graham, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+28.2%
Auto repair, garage
$1.1M
+10.5%
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 Graham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Graham 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%
$595,000
6.5%
$550,000
7%
$510,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,000,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,280,000
Change: +28% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,100,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$920,000
Change: -8% · Conversion: Easy
WAREHOUSE, STORAGE
$895,000
Change: -10% · Conversion: Difficult
MEDICAL BUILDING
$825,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$895k
Range $806k – $985k · ±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
$298 / 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
$23,431
Tax year 2024
Assessed value
$1,823,100
Assessed 2024
Previous assessed
$1,823,100
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$499,500
Assessed improvement
$1,323,600
Land market value
$499,500
Improvement market value
$1,323,600
Total market value
$1,823,100
Applied tax rate
578.0000
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
Off-Market
Year built
2004
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
5
Stories
2
Units
5
Total area
3,000 SF
Lot
1.25 ac (54,450 SF)
Zoning code
R10
APN
418107027
UPID
US90-2549010
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
R10 · Graham, WA
Zoning R10 · permitted uses
R10 · Graham, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Graham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$920,000
WAREHOUSE, STORAGE
Est. value
$895,000
MEDICAL BUILDING
Est. value
$825,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
2004
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
5
Units
5
Lot
1.25 ac
Current owner
From public records · entity-resolved
Landram Living Trust
Trust
Free & Clear · 7 yrs held
Mailing address
PO BOX 6914, KENNEWICK, WA 99336-0602
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2020
—
Landram Living Trust
—
Deed
related
$1,000,000 · Americas Cu
Jan 24, 2019
—
Landram Living Trust
Meadows 207 LLC
Quit Claim Deed
related
—
Sep 17, 2018
$1,375,000
Landram Living Trust
Graham Prop & Invesments LLC
Warranty Deed
—
Apr 1, 2005
—
Properties Graham
—
Trustees Deed
related
$855,000 · Timberland Bank
—
—
Graham Properties & Invs LLC
—
Deed Of Trust
related
$1,160,000 · Timberland Bank
—
—
Landram Living Trust
—
Deed Of Trust
related
$1,000,000 · Americas Cu
—
—
Graham Properties & Invs LLC
—
Deed Of Trust
related
$70,000 · Timberland 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.
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