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Property profile & analytics
OFF-MARKET
Estimated value
$64,220,000
Warehouses
3102 Vly N Hwy Auburn, WA 98001-2410
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1519761
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
268,454 SF
Lot
13.85 ac (603,254 SF)
Zoning code
M1
APN
158060-0095
UPID
US90-1519761
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
-
Ceva Business Related
-
US Customs and Border Protection Storage Facility Distribution Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$50.44M
Comparable Approach
Comparable
$62.04M
Blend (final)
Blend
$64.22M
Owner & transaction history
Cref3 W Valley Owner LLC · 4 yrs held
Cref3 W Valley Owner LLC
since 2021
Last sale
$67.8M
4 recorded transactions
Zoning & alternative use
M1 · Auburn, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$106.0M
+103.9%
Apartment house (5+ units)
$93.1M
+79.0%
Auto repair, garage
$92.4M
+77.6%
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
$73,035,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$54,640,000
6.5%
$50,440,000
7%
$46,835,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$51,995,000
Current use
MEDICAL BUILDING
$106,040,000
Change: +104% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$93,070,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$92,350,000
Change: +78% · Conversion: Easy
OFFICE BUILDING
$77,900,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$64.22M
Range $57.80M – $70.64M · ±10% · vs last sale $67.79M (Sep 30 2021)
Last sale anchor
$67.79M
Sep 30 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
$239 / 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
$549,943
Tax year 2022
Assessed value
$47,534,200
Assessed 2022
Previous assessed
$47,534,200
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$8,445,500
Assessed improvement
$39,088,700
Land market value
$8,445,500
Improvement market value
$39,088,700
Total market value
$47,534,200
Applied tax rate
133.0000
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
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Total area
268,454 SF
Lot
13.85 ac (603,254 SF)
Zoning code
M1
APN
158060-0095
UPID
US90-1519761
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
M1 · Auburn, WAZoning M1 · permitted uses
M1 · 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
WAREHOUSE, STORAGE Current
Est. value
$52.0M
MEDICAL BUILDING
Est. value
$106.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$93.1M
AUTO REPAIR, GARAGE
Est. value
$92.4M
OFFICE BUILDING
Est. value
$77.9M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
OFFICE 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
1993
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Lot
13.85 ac
Current owner
From public records · entity-resolved
Cref3 W Valley Owner LLC
Entity
Mailing address
5221 N O CONNOR BLVD STE #700, IRVING, TX 75039-4428
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2024
—
Cref3 W Valley Owner LLC
—
Deed
related
$493,000,000 · German American Capital Corporation
Sep 30, 2021
$67,788,068
Cref3 W Valley Owner LLC
West Valley 29 Partners
Warranty Deed
$400,000,000 · Deutsche Bank
Aug 23, 1991
$1,850,000
Valley 29 Partner West
A S E
Grant Deed
—
—
—
Valley 29 Partners West
—
Deed Of Trust
related
$3,300,000 · Washington Trust Bank
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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