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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
2714 Henson Rd, Mount Vernon, WA 98273-9036
Entity Owned
Free & Clear
Property ID
US90-3315315
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Total area
3,960 SF
Lot
0.46 ac (20,038 SF)
APN
340429-3-020-0201
UPID
US90-3315315
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
Current use
Occupant on record · Public records
-
Lucky Cannabis Shops (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$320k
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$457k
Blend (final)
Blend
$510k
Owner & transaction history
Two Singhs LLC
Two Singhs LLC
since 2026
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$670,000
+7.3%
Commercial (general)
$650,000
+3.9%
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 Mount Vernon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Vernon 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
$320,000
CAP Approach
CAP Return
Estimation
6%
$555,000
6.5%
$515,000
7%
$480,000
Alternative Use
Use
Estimation
RETAIL STORES
$625,000
Current use
OFFICE BUILDING
$670,000
Change: +7% · Conversion: Easy
COMMERCIAL (GENERAL)
$650,000
Change: +4% · Conversion: Easy
WAREHOUSE, STORAGE
$520,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$129 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$6,282
Tax year 2023
Assessed value
$572,800
Assessed 2022
Previous assessed
$456,300
+25.5% YoY
Effective rate
1.10%
On assessed value
Assessed land
$292,500
Assessed improvement
$280,300
Land market value
$292,500
Improvement market value
$280,300
Total market value
$572,800
Applied tax rate
934.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1993
Heating
NONE
Total area
3,960 SF
Lot
0.46 ac (20,038 SF)
APN
340429-3-020-0201
UPID
US90-3315315
Jurisdiction
SKAGIT
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$625,000
OFFICE BUILDING
Est. value
$670,000
COMMERCIAL (GENERAL)
Est. value
$650,000
WAREHOUSE, STORAGE
Est. value
$520,000
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1993
Heating
NONE
Lot
0.46 ac
Current owner
From public records · entity-resolved
Two Singhs LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 1775, POINT ROBERTS, WA 98281-1775
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2026
—
Two Singhs LLC
Mt Vernon Liquor Center LLC
Deed
—
Jan 2, 2026
—
Mount Vernon Liquor Center LLC
—
Deed
related
$3,000,000 · Wadot Capital INC
Mar 19, 2013
$1,000,000
Mount Vernon Liquor Center LLC
Syb Holding Co INC
Grant Deed
$1,300,000 · Syb Holding Co INC
Jan 25, 2006
$810,000
Syb Holding Co INC
Jmj Investments INC
Warranty Deed
$1,460,000 · Horizon Bank
Oct 26, 1998
$545,000
Jmj Investments INC
Nel/son Distributing INC
Grant Deed
$705,000 · Seafirst Bank
—
—
Jmj Investments INC
—
Deed Of Trust
related
$701,338 · Skagit State Bank
—
—
Jmj Investment INC
—
Deed Of Trust
related
—
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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