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Property profile & analytics
OFF-MARKET
Estimated value
$2,620,000
Office buildings
304 Pacific Ave Spokane, WA 99201-4331
Entity Owned
10-yr Hold
Free & Clear
Property ID
US90-1397363
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1904
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,868 SF
Lot
0.36 ac (15,618 SF)
APN
35191.0401
UPID
US90-1397363
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
-
Washington Cracker Company Hotel & Motel Resort
-
Maker and Made Advertising Agency Marketing & Advertising
-
Marmot Media (Bike/Boat/Book/etc) Store Corporate Office
-
Lyger Zero Hideout Animal Shelter Pet Adoption Service
-
Coil - Yoga, Bellydance, & Aerial Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.56M
Comparable Approach
Comparable
$3.23M
Blend (final)
Blend
$2.62M
Owner & transaction history
Cracker Box LLC · 10 yrs held
Cracker Box LLC
since 2016
7 recorded transactions
Zoning & alternative use
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 Spokane submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spokane 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%
$2,765,000
6.5%
$2,555,000
7%
$2,370,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,690,000
Current use
MEDICAL BUILDING
$2,585,000
Change: -4% · Conversion: Easy
RESTAURANT
$2,410,000
Change: -10% · Conversion: Moderate
RETAIL STORES
$2,345,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$2.62M
Range $2.36M – $2.88M · ±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
$241 / 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
$12
Tax year 2023
Assessed value
$2,087,520
Assessed 2024
Previous assessed
$1,677,150
+24.5% YoY
Effective rate
0.00%
On assessed value
Assessed land
$273,320
Assessed improvement
$1,814,200
Land market value
$273,320
Improvement market value
$1,814,200
Total market value
$2,087,520
Applied tax rate
10.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1904
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
3
Total area
10,868 SF
Lot
0.36 ac (15,618 SF)
APN
35191.0401
UPID
US90-1397363
Jurisdiction
SPOKANE
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
OFFICE BUILDING Current
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.6M
RESTAURANT
Est. value
$2.4M
RETAIL STORES
Est. value
$2.3M
OFFICE BUILDING Current
MEDICAL BUILDING
RESTAURANT
RETAIL STORES
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
1904
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
3
Lot
0.36 ac
Current owner
From public records · entity-resolved
Cracker Box LLC
Entity
Free & Clear · 10 yrs held
Mailing address
1318 E 12TH AVE, SPOKANE, WA 99202-2518
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2025
—
Cracker Box LLC
—
Deed
related
$500,000 · State Bank Northwest
Mar 16, 2016
—
Cracker Box LLC
Nicholas,joni
Grant Deed
related
—
Feb 22, 2016
—
Cracker Box LLC
—
Trustees Deed
related
$3,100,000 · State Bk Nw
Jul 14, 2014
$920,000
Cracker Box LLC
Nicholson,joni
Dual Purpose Document
related
$755,000 · Joni Nicholson
Jul 1, 2014
$920,000
Cracker Box LLC
Nicholson,joni
Dual Purpose Document
$755,000 · Joni Nicholson
May 31, 2013
—
Joni Nicholson
Nicholson,jeffrey H
Quit Claim Deed
related
—
Feb 2, 2012
—
Joni Nicholson
Morrison Moving & Storage INC
Warranty Deed
—
—
—
Jacke Cronkhite
—
Deed Of Trust
related
$750,000 · Ann M
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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