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Property profile & analytics
OFF-MARKET
Estimated value
$3,450,000
Office buildings
2309 Borton Rd Yakima, WA 98903-9766
Entity Owned
15-yr Hold
Free & Clear
Property ID
US90-1810712
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2012
Construction
WOOD
Total area
23,928 SF
Lot
3 ac (130,680 SF)
Zoning code
AG
APN
171203-22005
UPID
US90-1810712
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
-
Borton Fruit Administrative Office Food Market Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.18M
Comparable Approach
Comparable
$2.89M
Blend (final)
Blend
$3.45M
Owner & transaction history
Two Bluffs LLC · 15 yrs held
Two Bluffs LLC
since 2010
1 recorded transaction
Zoning & alternative use
AG · Yakima, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.6M
+3.9%
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 Yakima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yakima 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%
$4,530,000
6.5%
$4,180,000
7%
$3,880,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,460,000
Current use
MEDICAL BUILDING
$4,630,000
Change: +4% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,895,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.45M
Range $3.11M – $3.80M · ±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
$144 / 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
$34,326
Tax year 2024
Assessed value
$3,888,500
Assessed 2024
Previous assessed
$3,483,000
+11.6% YoY
Effective rate
0.88%
On assessed value
Assessed land
$52,300
Assessed improvement
$3,836,200
Land market value
$52,300
Improvement market value
$3,836,200
Total market value
$3,888,500
Applied tax rate
584.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2012
Construction
WOOD
Heating
YES
Cooling
AC.PACKAGE
Stories
2
Total area
23,928 SF
Lot
3 ac (130,680 SF)
Zoning code
AG
APN
171203-22005
UPID
US90-1810712
Jurisdiction
YAKIMA
Zoning & alternative use
AG · Yakima, WA
Zoning AG · permitted uses
AG · Yakima, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Yakima. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$4.6M
INDUSTRIAL (GENERAL)
Est. value
$3.9M
OFFICE BUILDING Current
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
2012
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Lot
3 ac
Current owner
From public records · entity-resolved
Two Bluffs LLC
Entity
Free & Clear · 15 yrs held
Mailing address
2550 BORTON RD, YAKIMA, WA 98903-9766
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2010
$24,000
Two Bluffs LLC
Borton & Sons INC
Warranty Deed
—
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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