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Property profile & analytics
OFF-MARKET
Estimated value
$11,375,000
Warehouses
30402 132nd SE Ave Auburn, WA 98092-3221
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-2244342
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,850 SF
Lot
4.87 ac (212,109 SF)
Zoning code
C1
APN
102105-9058
UPID
US90-2244342
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
-
U-Haul Neighborhood Dealer Car Rental Facility
-
Huxdotter Coffee Cafe & Coffee Shop
-
Life Storage - Auburn Storage Facility
-
Raceway Heated Storage - Auburn Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.41M
Blend (final)
Blend
$11.38M
Owner & transaction history
Life Storage LP · 5 yrs held
Life Storage LP
since 2021
Last sale
$14.0M
7 recorded transactions
Zoning & alternative use
C1 · Auburn, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$10.7M
+131.5%
Commercial (general)
$8.9M
+91.5%
Restaurant
$8.4M
+81.7%
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
$15,085,000
ML approach
$9,915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$10,700,000
Change: +131% · Conversion: Easy
COMMERCIAL (GENERAL)
$8,855,000
Change: +91% · Conversion: Difficult
RESTAURANT
$8,400,000
Change: +82% · Conversion: Difficult
Blend value · Realmo final
$11.38M
Range $10.24M – $12.51M · ±10% · vs last sale $14.00M (Mar 25 2021)
Last sale anchor
$14.00M
Mar 25 2021
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
$675 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$200,080
Tax year 2022
Assessed value
$16,818,900
Assessed 2022
Previous assessed
$16,818,900
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,545,300
Assessed improvement
$14,273,600
Land market value
$2,545,300
Improvement market value
$14,273,600
Total market value
$16,818,900
Applied tax rate
133.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Buildings
5
Stories
1
Bathrooms
1
Total area
16,850 SF
Lot
4.87 ac (212,109 SF)
Zoning code
C1
APN
102105-9058
UPID
US90-2244342
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Auburn, WAZoning C1 · permitted uses
C1 · Auburn, WA
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
INDUSTRIAL (GENERAL)
Est. value
$10.7M
COMMERCIAL (GENERAL)
Est. value
$8.9M
RESTAURANT
Est. value
$8.4M
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RESTAURANT
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
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Stories
1
Buildings
5
Bathrooms
1
Lot
4.87 ac
Current owner
From public records · entity-resolved
Life Storage LP
Entity
Mailing address
6467 S MAIN ST E, WILLIAMSVILLE, NY 14221-5856
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2021
$14,000,000
Life Storage LP
Highlands At Cedar Downs LLC
Special Warranty Deed
—
Feb 26, 2020
—
Highlands At Cedar Downs LLC
—
Deed
related
$12,646,500 · Numerica Cu
May 25, 2017
—
Highlands At Cedar Downs LLC
—
Deed
related
$10,660,000 · Washington Fed'l Svgs
Oct 26, 2016
—
Highlands At Cedar Downs LLC
—
Deed
related
$7,532,000 · Washington Federal
Jan 4, 2007
$1,000,000
Highlands At Cedar Downs LLC
Noble Fir Ents LLC
Warranty Deed
—
Nov 27, 2001
—
Walter Jacobsen Investmenst Ll
Jacobson,walter H
Quit Claim Deed
related
—
Jan 19, 2000
$136,000
Walter H Jacobsen
Washington State
Quit Claim Deed
related
—
—
—
Highlands At Cedar Downs LLC
—
Deed Of Trust
related
$12,646,500 · Numerica Cu
—
—
Highlands At Cedar Downs LLC
—
Loan Modification
related
$10,660,000 · Washington Fed'l Svgs
—
—
Patrick D Mcgrann
—
Deed Of Trust
related
$59,000 · First Interstate Bank Washingt
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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