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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Retail space
225 Wine Country Rd Grandview, WA 98930-1384
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-0641089
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
WOOD
Total area
4,800 SF
Lot
0.4 ac (17,424 SF)
Zoning code
COM
APN
230923-12558
UPID
US90-0641089
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
Current use
Occupant on record · Public records
-
Primo Water Refill Big Box & Wholesale Store
-
Mercado Y Carniceria De Grandview Take-out & Catering Butcher
-
Ziggy's Smoke Shop (Bike/Boat/Book/etc) Store
-
A1 BARBER STUDIO Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
$750k
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$885k
Owner & transaction history
Nadir A Sarameh · 3 yrs held
Nadir A Sarameh
since 2022
Last sale
$880,000
4 recorded transactions
Zoning & alternative use
COM · Grandview, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+130.2%
Office building
$835,000
+37.0%
Medical building
$805,000
+32.5%
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 Grandview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grandview 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
$970,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$810,000
6.5%
$750,000
7%
$695,000
Alternative Use
Use
Estimation
RETAIL STORES
$610,000
Current use
COMMERCIAL (GENERAL)
$1,400,000
Change: +130% · Conversion: Easy
OFFICE BUILDING
$835,000
Change: +37% · Conversion: Easy
MEDICAL BUILDING
$805,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$630,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $880k (Nov 7 2022)
Last sale anchor
$880k
Nov 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
$184 / 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
$7,277
Tax year 2024
Assessed value
$846,600
Assessed 2024
Previous assessed
$539,050
+57.1% YoY
Effective rate
0.86%
On assessed value
Assessed land
$86,900
Assessed improvement
$759,700
Land market value
$86,900
Improvement market value
$759,700
Total market value
$846,600
Applied tax rate
440.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2004
Construction
WOOD
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Total area
4,800 SF
Lot
0.4 ac (17,424 SF)
Zoning code
COM
APN
230923-12558
UPID
US90-0641089
Jurisdiction
YAKIMA
Zoning & alternative use
COM · Grandview, WAZoning COM · permitted uses
COM · Grandview, WA
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
$610,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$835,000
MEDICAL BUILDING
Est. value
$805,000
AUTO REPAIR, GARAGE
Est. value
$630,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
Heating
YES
Cooling
Yes
Stories
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Nadir A Sarameh
Individual
Mailing address
225 W WINE COUNTRY RD, GRANDVIEW, WA 98930-1384
Mailing matches property
Yes
Owner-occupied
Yes
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
Nov 7, 2022
$880,000
Nadir A Sarameh
Wine County Road LLC
Warranty Deed
$660,000 · Wine Bendigo Blvd N North Bnd
Mar 30, 2005
$799,673
Wine Country Road LLC
Sea Fox Investment INC
Warranty Deed
$600,000 · Wells Fargo Bank NA
Aug 24, 2004
$720,000
Sea Fox Investment INC
Milestone Bldrs Of Developers LLC
Warranty Deed
—
—
—
Wine Country Road LLC
—
Deed Of Trust
related
$548,280 · Wells Fargo 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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