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Property profile & analytics
FOR LEASE
Warehouses
263 Roy Rd SW Pacific, WA 98047
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-0996097
For Lease
$4,420,000
263 Roy Rd SW, Pacific, WA 98047
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1969
Construction
WOOD FRAME
Total area
2,139 SF
Lot
1.9 ac (82,851 SF)
APN
4495700135
UPID
US90-0996097
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
$4.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.42M
Owner & transaction history
Fr 263 Roy LLC · 4 yrs held
Fr 263 Roy LLC
since 2021
Last sale
$4.2M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pacific submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacific 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
$4,610,000
ML approach
$4,780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.42M
Range $3.98M – $4.86M · ±10% · vs last sale $4.15M (Nov 12 2021)
Last sale anchor
$4.15M
Nov 12 2021
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
$2,066 / 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
$21,235
Tax year 2024
Assessed value
$2,085,400
Assessed 2024
Previous assessed
$2,085,400
+0.0% YoY
Effective rate
1.02%
On assessed value
Assessed land
$1,732,600
Assessed improvement
$352,800
Land market value
$1,732,600
Improvement market value
$352,800
Total market value
$2,085,400
Applied tax rate
86.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1969
Construction
WOOD FRAME
Heating
SPACE
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
2,139 SF
Lot
1.9 ac (82,851 SF)
APN
4495700135
UPID
US90-0996097
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1969
Construction
WOOD FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
3
Lot
1.9 ac
Current owner
From public records · entity-resolved
Fr 263 Roy LLC
Entity
Mailing address
898 N PACIFIC COAST HWY STE #175, EL SEGUNDO, CA 90245-2741
Ownership since
2021
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
Nov 12, 2021
$4,150,000
Fr 263 Roy LLC
Fry Investments LLC
Bargain And Sale Deed
—
Mar 23, 2018
$1,499,719
Fry Investments LLC
Mark Kaler
Warranty Deed
$1,125,000 · Alaska USA FCU
May 5, 2010
—
Covey M & K 2010 Family Trust
Covey,michael D & Kathleen M
Quit Claim Deed
related
—
Jun 19, 2008
$1,030,000
Michael D Covey
263 Roy Road LLC
Warranty Deed
$515,000 · Zions First National Bank
—
—
Michael D Covey
—
Deed Of Trust
related
$424,000 · Edf Resource Capital INC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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