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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Auto shops
2318 1st St Union Gap, WA 98903-1687
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US90-1612949
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1969
Construction
WOOD
Total area
6,960 SF
Lot
1.84 ac (80,150 SF)
Zoning code
GC
APN
191332-32411
UPID
US90-1612949
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
by Request
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$1.20M
Owner & transaction history
All American Investment Group LLC · 14 yrs held
All American Investment Group LLC
since 2011
5 recorded transactions
Zoning & alternative use
GC · Union Gap, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Medical building
$1.3M
+52.1%
Office building
$1.3M
+46.5%
Industrial (general)
$1.1M
+28.0%
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 Union Gap submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Union Gap 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$885,000
Current use
MEDICAL BUILDING
$1,345,000
Change: +52% · Conversion: Difficult
OFFICE BUILDING
$1,295,000
Change: +46% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,135,000
Change: +28% · Conversion: Easy
RETAIL STORES
$945,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±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
$172 / 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
$13,086
Tax year 2024
Assessed value
$1,376,300
Assessed 2024
Previous assessed
$1,288,550
+6.8% YoY
Effective rate
0.95%
On assessed value
Assessed land
$865,600
Assessed improvement
$510,700
Land market value
$865,600
Improvement market value
$510,700
Total market value
$1,376,300
Applied tax rate
333.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
SPACE
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
6,960 SF
Lot
1.84 ac (80,150 SF)
Zoning code
GC
APN
191332-32411
UPID
US90-1612949
Jurisdiction
YAKIMA
Zoning & alternative use
GC · Union Gap, WAZoning GC · permitted uses
GC · Union Gap, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$885,000
MEDICAL BUILDING
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$945,000
AUTO REPAIR, GARAGE Current
MEDICAL BUILDING
OFFICE BUILDING
INDUSTRIAL (GENERAL)
RETAIL STORES
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
1969
Construction
WOOD
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.84 ac
Current owner
From public records · entity-resolved
All American Investment Group LLC
Entity
Mailing address
2318 S 1ST ST, UNION GAP, WA 98903-1687
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
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
Jul 23, 2024
—
All American Investment Group LLC
—
Deed
related
$290,000 · Banner Bank
Nov 9, 2011
$2,100,000
All American Investment Group LLC
G J S Investments LLC
Warranty Deed
$1,450,000 · Banner Bank
Dec 31, 2001
—
G J S Investments LLC
Parker,susan A
Quit Claim Deed
related
—
Nov 20, 2000
—
G J S Investments LLC
Sears,george M
Quit Claim Deed
related
—
—
—
All-american Inv Group LLC
—
Deed Of Trust
related
$900,000 · Joseph G Sears
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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