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    3130 Simpson Ave Hoquiam, WA 98550-3027
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    Property profile & analytics

    3130 Simpson Ave, Hoquiam, WA 98550-3027

    View on Map
    • Drug stores
    • 17,384 SF
    • 0.71 lot acres
    Off-Market
    Last Sale Feb 7, 2020
    $7,500,000
    Property ID
    US90-1329947
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $6,355,000
    Show details
    Cap Rate Potential
    2.2%
    Drug stores
    Location Intelligence

    Current Use by Public Records

    • higi / Physician
    • Primo Water Refill / Big Box & Wholesale Store
    • Western Union / Bank / Credit Union
    • Coinhub Bitcoin ATM Teller / Atm
    • Kelli Oksendahl / Pharmacy

    Property Details for 3130 Simpson Ave

    Year built
    2008
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    0.71 lot acres
    Property type
    Drug stores
    APN
    52209000100
    APU
    52209000100

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Jul 29, 2020 — Lloyd H Wells — Deed · related $4M · Bank Of The West
    Feb 7, 2020 $7,500,000 Gift,lloyd W Trust Smith Legacy LLC Warranty Deed —
    May 9, 2019 — City Of Hoquiam Smith Legacy LLC Quit Claim Deed · related —
    Jan 29, 2018 — Smith Legacy LLC — Deed · related —
    Dec 15, 2017 — Smith Legacy LLC Smith Family Trust Quit Claim Deed —
    Mar 31, 2014 — Smith Family Trust Sutton Flormann LLC Special Warranty Deed $5.5M · Anchor Bank
    Apr 10, 2012 $6,563,330 Sutton Flormann LLC Hoquiam Ra LLC Warranty Deed $4.6M · Anchor Bank
    May 29, 2009 — Hoquiam Ra LLC — Deed Of Trust · related $5.7M · Seattle Savings Bank
    Jun 11, 2007 $225,000 Hoquiam Ra LLC Crowell Brothers Tape & Tire S Warranty Deed —
    — — Smith Legacy LLC — Loan Modification · related —
    — — Hoquiam Ra LLC — Deed Of Trust · related $5.4M · Seattle Savings Bank

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $4,087,000
      Market price range: $1.09M - $4.09M

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Hoquiam
    County
    Grays Harbor
    State
    Washington
    Longitude
    -123.853
    Latitude
    46.9749
    CBSA code
    10140
    CBSA name
    ABERDEEN, WA MICROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $41,662
    $403,650
    $3,364,921
    $3,768,571
    -
    $403,650
    $3,364,921
    $3,768,571

    Comparable in this City

    • Value Estimation
      $545,000
      8,828 SF

      316 8th St

      DRUG STORE, PHARMACY
      316 8th St, Hoquiam, WA 98550-3606
      View Details
    • Value Estimation by Request
      288 SF

      525 1st St

      LAUNDROMAT (SELF-SERVICE)
      525 1st St, Hoquiam, WA 98550-2303
      View Details
    • Value Estimation by Request
      1,004 SF

      210 6th St

      RETAIL STORES (PERSONAL SERVICES)
      210 6th St, Hoquiam, WA 98550-2514
      View Details
    • Value Estimation by Request
      1,448 SF

      2840 Sumner Ave

      RETAIL STORES (PERSONAL SERVICES)
      2840 Sumner Ave, Hoquiam, WA 98550-3013
      View Details
    • Value Estimation
      $1,425,000
      3,650 SF

      425 Wynooche

      RETAIL STORES (PERSONAL SERVICES)
      425 Wynooche, Hoquiam, WA 98550
      View Details
    • Value Estimation by Request
      1,419 SF

      428 10th St

      RETAIL STORES (PERSONAL SERVICES)
      428 10th St, Hoquiam, WA 98550-3804
      View Details

    Similar Nearby for Sale

    • Contact for pricing

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      16 acres with utilities, outbuildings, and development potential.
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      Shovel Ready Lot Near Downtown

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      Remote Acreage on Humptulips River

      Remote 17+ acres with river access, ideal for fishing, hunting.
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    Hoquiam, WA 98550-3027
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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