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    Property profile & analytics

    2601 Division St Mount Vernon, WA 98274-4748

    • Grocery and convenience stores
    • 60,251 SF
    • 8.09 lot acres
    OFF-MARKET
    Last Sale
    Jul 30, 2025
    Value Estimations
    $9,220,000
    Show details
    Cap Rate Potential
    2.2%
    Grocery and convenience stores
    Location Intelligence
    Property ID
    US90-0617039
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Primo Water Refill / Bottled Water Supplier
    • Peoples Bank ATM / Atm
    • Coinstar Kiosk | Bitcoin ATM / Atm / Currency Exchange Service
    • Jennifer Lawrence / Pharmacy
    • John Roeder / Pharmacy

    Property Details for 2601 Division St

    Year built
    1999
    Lot size
    8.09 lot acres
    Property size
    60,251 SF
    Property type
    Grocery and convenience stores
    APN
    340421-2-001-0006
    APU
    34042120010006

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $9,925,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $8,480,000
      6.5%
      $7,825,000
      7%
      $7,270,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $11,971,000
      Market price range: $6.29M - $15.1M
      AI Estimate
      $7,158,000
      Market price range: $2.85M - $8.99M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $9,990,000
      Current use
      AUTO REPAIR, GARAGE
      $14,530,000
      Change: +45% Conversion: Difficult
      OFFICE BUILDING
      $13,345,000
      Change: +34% Conversion: Easy
      RESTAURANT
      $12,685,000
      Change: +27% Conversion: Easy
      APARTMENT HOUSE (5+ UNITS)
      $10,765,000
      Change: +8% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $9,960,000
      Change: -0% Conversion: Easy
      INDUSTRIAL (GENERAL)
      $8,575,000
      Change: -14% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Mount Vernon
    County
    Skagit
    State
    Washington
    Longitude
    -122.308
    Latitude
    48.422
    CBSA code
    34580
    CBSA name
    MOUNT VERNON-ANACORTES, WA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $107,253
    $1,664,500
    $7,486,100
    $9,150,600
    -
    $1,664,500
    $7,486,100
    $9,150,600

    Comparable in this City

    • Value Estimation by Request
      2,160 SF

      19193 State Rte 534

      GROCERY, SUPERMARKET • 2,160 SF
      19193 State Rte 534, Mount Vernon, WA 98274-7100
      View Details
    • Value Estimation
      $4,680,000
      3,220 SF

      2829 Cedardale Rd

      CONVENIENCE STORE (W/FUEL PUMP) • 3,220 SF
      2829 Cedardale Rd, Mount Vernon, WA 98274-9615
      View Details
    • Value Estimation by Request
      2,115 SF

      16824 Lk Vw Blvd

      GROCERY, SUPERMARKET • 2,115 SF
      16824 Lk Vw Blvd, Mount Vernon, WA 98274
      View Details
    • Value Estimation by Request
      2,189 SF

      1725 Blackburn Rd

      GROCERY, SUPERMARKET • 2,189 SF
      1725 Blackburn Rd, Mount Vernon, WA 98274-9076
      View Details
    • Value Estimation by Request
      3,040 SF

      925 11th St

      CONVENIENCE STORE • 3,040 SF
      925 11th St, Mount Vernon, WA 98274-4405
      View Details
    • Value Estimation
      $1,200,000
      13,000 SF

      2323 Section St

      CONVENIENCE STORE • 13,000 SF
      2323 Section St, Mount Vernon, WA 98274-6040
      View Details

    Similar Nearby for Sale

    • $975,000

      Commercial Building Near I-5 Access

      Commercial light industrial building with easy I-5 access and existing leases.
      1101 Dale Ln, Mount Vernon, WA 98274
      View Details
    • $975,000
      5,400 SF

      Commercial Light Industrial Building

      5400 SF building on 0.3576 acre near I-5.
      1101 Dale Ln, Mount Vernon, WA 98274
      View Details
    • $895,000

      Commercial Land with I-5 Visibility

      Commercial land with direct I-5 visibility and access.
      Cedardale Rd, Mount Vernon, WA 98274
      View Details
    • $155,000

      Buildable Lot Near Lake Cavanaugh

      Cleared lot with well, septic design, and power access.
      34750 S Shore Dr, Mount Vernon, WA 98274
      View Details

    Similar Nearby for Lease

    • $16 SF/Yr
      3,264 SF

      Mount Vernon Retail/Showroom/Office Space

      3,264 SF space ideal for retail, showroom, or offices.
      3302 Cedardale Rd, Mount Vernon, WA 98274
      View Details
    • $2,500 /Mo
      2,900 SF

      Functional Flex Space in Mount Vernon

      Versatile flex space with off-street parking and convenient location.
      20407 E Hickox Rd, Mount Vernon, WA 98274
      View Details
    • $20 SF/Yr
      2,565 SF

      Mount Vernon Office Space Available

      Office space with wet offices, reception, and parking.
      1730 E Division St, Mount Vernon, WA 98274
      View Details

    Property Visit Statistics

    • Visits by month
      102.9k
    • Visitors by month
      39.8k
    • Avg Time on site
      17 min
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    2601 Division St
    Mount Vernon, WA 98274-4748
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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