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Property profile & analytics
OFF-MARKET
Estimated value
$5,315,000
Warehouses
2805 Riv Rd Yakima, WA 98902
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-1641039
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
51,011 SF
Lot
4.23 ac (184,259 SF)
Zoning code
M1
APN
181314-22424
UPID
US90-1641039
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
$3.81M
Blend (final)
Blend
$5.32M
Owner & transaction history
Frosty Packing Co LLC · 3 yrs held
Frosty Packing Co LLC
since 2022
7 recorded transactions
Zoning & alternative use
M1 · Yakima, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$8.3M
+75.3%
Office building
$6.8M
+43.6%
Auto repair, garage
$6.5M
+37.0%
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 Yakima submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Yakima 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
WAREHOUSE, STORAGE
$4,740,000
Current use
INDUSTRIAL (GENERAL)
$8,310,000
Change: +75% · Conversion: Easy
OFFICE BUILDING
$6,805,000
Change: +44% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,490,000
Change: +37% · Conversion: Easy
RETAIL STORES
$6,225,000
Change: +31% · Conversion: Moderate
MEDICAL BUILDING
$5,835,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$5.32M
Range $4.78M – $5.85M · ±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
$104 / 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
$58,091
Tax year 2024
Assessed value
$6,519,100
Assessed 2024
Previous assessed
$6,493,600
+0.4% YoY
Effective rate
0.89%
On assessed value
Assessed land
$368,500
Assessed improvement
$6,150,600
Land market value
$368,500
Improvement market value
$6,150,600
Total market value
$6,519,100
Applied tax rate
333.0000
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
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
3
Stories
1
Total area
51,011 SF
Lot
4.23 ac (184,259 SF)
Zoning code
M1
APN
181314-22424
UPID
US90-1641039
Jurisdiction
YAKIMA
Zoning & alternative use
M1 · Yakima, WA
Zoning M1 · permitted uses
M1 · Yakima, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Yakima. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.7M
INDUSTRIAL (GENERAL)
Est. value
$8.3M
OFFICE BUILDING
Est. value
$6.8M
AUTO REPAIR, GARAGE
Est. value
$6.5M
RETAIL STORES
Est. value
$6.2M
MEDICAL BUILDING
Est. value
$5.8M
WAREHOUSE, STORAGE Current
INDUSTRIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Buildings
3
Lot
4.23 ac
Current owner
From public records · entity-resolved
Frosty Packing Co LLC
Entity
Mailing address
PO BOX 339, MOXEE, WA 98936-0339
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2022
—
Frosty Packing Co LLC
S Martinez Livestock INC
Lease
$130,480,200 · Morgan Hills Capital LLC
Dec 16, 2020
—
S Martinez Livestock INC
—
Deed
related
$655,000 · Metropolitan Life Insurance Co
Dec 27, 2012
—
S Martinez Livestock INC
Ms-river Park LLC
Quit Claim Deed
related
—
Jul 1, 2010
—
Frosty Packing Co LLC
—
Deed Of Trust
$14,000,000 · Key Bank & Trust
Jul 1, 2010
$1,835,000
S Martinez Livestock INC
Gammie Family Trust
Trustees Deed
$14,000,000 · Key Bank & Trust
—
—
S Martinez Livestock INC
—
Loan Modification
related
$1,110,000 · Miscellaneous Ins Co
—
—
S Martinez Livestock INC
—
Loan Modification
related
$1,110,000 · Miscellaneous Ins Co
—
—
S Martinez Livestock INC
—
Loan Modification
related
$1,110,000 · Miscellaneous Ins Co
—
—
S Martinez Livestock INC
—
Deed Of Trust
related
$1,100,000 · Miscellaneous Ins 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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