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Property profile & analytics
OFF-MARKET
Estimated value
$1,295,000
Flex space
2800 104th St S Ct, Auburn, WA 98092
Entity Owned
16-yr Hold
Free & Clear
Property ID
US90-0804271
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1995
Construction
WOOD FRAME
Total area
9,067 SF
Lot
10.7 ac (466,092 SF)
Zoning code
AC1
APN
319062076
UPID
US90-0804271
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
$810k
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
$1.67M
Blend (final)
Blend
$1.30M
Owner & transaction history
Miles Sand & Gravel Co INC · 16 yrs held
Miles Sand & Gravel Co INC
since 2009
1 recorded transaction
Zoning & alternative use
AC1 · Auburn, WA
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$810,000
CAP Approach
CAP Return
Estimation
6%
$1,520,000
6.5%
$1,405,000
7%
$1,305,000
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±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
$143 / 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
$41,136
Tax year 2024
Assessed value
$2,876,400
Assessed 2024
Previous assessed
$2,876,400
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$2,573,200
Assessed improvement
$303,200
Land market value
$2,573,200
Improvement market value
$303,200
Total market value
$2,876,400
Applied tax rate
761.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1995
Construction
WOOD FRAME
Heating
SPACE
Cooling
CENTRAL
Buildings
2
Stories
1
Units
1
Total area
9,067 SF
Lot
10.7 ac (466,092 SF)
Zoning code
AC1
APN
319062076
UPID
US90-0804271
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
AC1 · Auburn, WA
Zoning AC1 · permitted uses
AC1 · Auburn, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Construction
WOOD FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
2
Units
1
Lot
10.7 ac
Current owner
From public records · entity-resolved
Miles Sand & Gravel Co INC
Entity
Free & Clear · 16 yrs held
Mailing address
PO BOX 130, AUBURN, WA 98071-0130
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2009
$23,550,000
Miles Sand & Gravel Co INC
Woodworth & Co INC
Warranty Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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