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Property profile & analytics
OFF-MARKET
Estimated value
$4,740,000
Warehouses
26909 State Hwy 104th NE Kingston, WA 98346-9455
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-1241988
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1999
Total area
5,900 SF
Lot
5.15 ac (224,334 SF)
Zoning code
REC
APN
292702-2-040-2008
UPID
US90-1241988
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
by Request
Blend (final)
Blend
$4.74M
Owner & transaction history
Kingston Vault Self Storage Ll · 6 yrs held
Kingston Vault Self Storage Ll
since 2020
Last sale
$5.7M
7 recorded transactions
Zoning & alternative use
REC · Kingston, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+196.1%
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 Kingston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kingston 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
RESTAURANT
$3,570,000
Change: +196% · Conversion: Difficult
Blend value · Realmo final
$4.74M
Range $4.27M – $5.21M · ±10% · vs last sale $5.75M (Jun 1 2020)
Last sale anchor
$5.75M
Jun 1 2020
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
$803 / 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
$54,841
Tax year 2024
Assessed value
$6,423,380
Assessed 2024
Previous assessed
$6,219,470
+3.3% YoY
Effective rate
0.85%
On assessed value
Assessed land
$361,650
Assessed improvement
$6,061,730
Land market value
$361,650
Improvement market value
$6,061,730
Total market value
$6,423,380
Applied tax rate
4,320.0000
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
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1999
Heating
FORCED AIR
Buildings
7
Stories
1
Bathrooms
2
Total area
5,900 SF
Lot
5.15 ac (224,334 SF)
Zoning code
REC
APN
292702-2-040-2008
UPID
US90-1241988
Jurisdiction
KITSAP
Zoning & alternative use
REC · Kingston, WA
Zoning REC · permitted uses
REC · Kingston, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kingston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.6M
RESTAURANT
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
1999
Heating
FORCED AIR
Stories
1
Buildings
7
Bathrooms
2
Lot
5.15 ac
Current owner
From public records · entity-resolved
Kingston Vault Self Storage Ll
Individual
Mailing address
1202 BOALCH AVE NW, NORTH BEND, WA 98045-8997
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2020
$1,040,730
Kingston Vault Self Storage Ll
Spare Room Storage Affordable
Warranty Deed
$4,425,000 · Sound Cu
Apr 24, 2002
—
Spare Room Storage Affordable
—
Trustees Deed
related
$840,000 · Pacific Northwest Bank
Jun 8, 2001
—
Spare Room Storage Affordable
—
Trustees Deed
related
$425,000 · Pacific Northwest Bank
Feb 5, 1999
—
Spatz Rodin Storage Affordale
Woodruge,luther W & Glenda A
Grant Deed
related
—
—
—
Luther W Wooldridge
—
Deed Of Trust
related
$60,000 · Beneficial Mortgage Co
—
—
Spare Room Storage L Affordale
—
Deed Of Trust
related
$985,891 · Us Bank NA
—
—
Luther W Woodreidge
—
Deed Of Trust
related
$50,000 · Beneficial Mortgage Co
—
—
Spare Room Storage Affordable
—
Deed Of Trust
related
$999,000 · Us Bank NA
—
—
Luther W Wooldridge
—
Deed Of Trust
related
$60,000 · Beneficial Mortgage Co
—
—
Luther W Woodridge
—
Deed Of Trust
related
$55,000 · Cls Financial Services INC
—
—
Luther W Woodreidge
—
Deed Of Trust
related
$50,000 · Beneficial Mortgage Co
—
—
Luther W Woolridge
—
Deed Of Trust
related
$79,000 · Beneficial Mortgage Co
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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