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Property profile & analytics
OFF-MARKET
Estimated value
$2,555,000
Grocery and convenience stores
27099 Miller Bay NE Rd Kingston, WA 98346-9473
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-1685903
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1985
Total area
6,450 SF
Lot
0.9 ac (39,204 SF)
Zoning code
NC
APN
282702-1-005-2004
UPID
US90-1685903
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
$2.97M
CAP Approach
CAP
$2.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.56M
Owner & transaction history
Gamble Sklallam Tribe Port · 2 yrs held
Gamble Sklallam Tribe Port
since 2023
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
NC · Kingston, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+137.3%
Commercial (general)
$2.9M
+76.1%
Retail stores
$1.8M
+7.9%
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 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
$2,950,000
ML approach
$2,970,000
CAP Approach
CAP Return
Estimation
6%
$2,510,000
6.5%
$2,315,000
7%
$2,150,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,645,000
Current use
RESTAURANT
$3,905,000
Change: +137% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,900,000
Change: +76% · Conversion: Easy
RETAIL STORES
$1,775,000
Change: +8% · Conversion: Easy
OFFICE BUILDING
$1,605,000
Change: -2% · Conversion: Moderate
MEDICAL BUILDING
$1,565,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$2.56M
Range $2.30M – $2.81M · ±10% · vs last sale $2.27M (Nov 20 2023)
Last sale anchor
$2.27M
Nov 20 2023
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
$396 / 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
$24,248
Tax year 2024
Assessed value
$2,801,000
Assessed 2024
Previous assessed
$2,801,000
+0.0% YoY
Effective rate
0.87%
On assessed value
Assessed land
$309,540
Assessed improvement
$2,491,460
Land market value
$309,540
Improvement market value
$2,491,460
Total market value
$2,801,000
Applied tax rate
4,230.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1985
Heating
YES
Buildings
2
Stories
1
Total area
6,450 SF
Lot
0.9 ac (39,204 SF)
Zoning code
NC
APN
282702-1-005-2004
UPID
US90-1685903
Jurisdiction
KITSAP
Zoning & alternative use
NC · Kingston, WA
Zoning NC · permitted uses
NC · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.6M
RESTAURANT
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$2.9M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
MEDICAL BUILDING
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
1985
Heating
YES
Stories
1
Buildings
2
Lot
0.9 ac
Current owner
From public records · entity-resolved
Gamble Sklallam Tribe Port
Individual
Mailing address
31912 LITTLE BOSTON RD NE, KINGSTON, WA 98346-9700
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2023
—
Gamble Sklallam Tribe Port
Noo Kayet Development Corporation
Intrafamily Transfer
related
—
Aug 1, 2017
$2,270,000
Noo-kayet Dev Corp
Sabuja LLC
Warranty Deed
—
Sep 8, 2010
—
T6 Unison Site Management LLC
—
Deed Of Trust
related
$200,000,000 · Deutsche Bank Trust Co America
May 20, 2009
—
T5 Unison Site Management LLC
—
Deed Of Trust
related
$200,000,000 · Deutsche Bank Trust Co America
Dec 7, 2006
—
Sabuja LLC
Suh,jin W
Quit Claim Deed
related
—
Jun 10, 1999
$1,200,000
Jin W Suh
Whitbeck,michael & Donna
Grant Deed
$1,045,000 · Newcourt Small Business Lendin
Sep 18, 1992
—
Michael Whitbeck
Unknown
Quit Claim Deed
related
—
—
—
Sabuja LLC
—
Deed Of Trust
related
$1,165,000 · Unibank
—
—
Jin W Suh
—
Deed Of Trust
related
$40,000 · American Marine Bank
—
—
Sabuja LLC
—
Deed Of Trust
related
$120,000 · Prime Pacific Bank NA
—
—
Jin W Suh
—
Deed Of Trust
related
$1,555,000 · American Marine Bank
—
—
Forest Windsor
—
Deed Of Trust
related
$250,000 · Tosco Marketing Co
—
—
Sabuja LLC
—
Deed Of Trust
related
$81,398 · American Marine Bank
—
—
Michal Whitbeck
—
Deed Of Trust
related
$890,000 · Capital Investment Corp Of Wa
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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