3144 Menlo W Dr University Place, WA 98466-4000
Individually Owned
20-yr Hold
Estimated value (blended)
$435k
Range $392k – $479k (±10%)
Property ID
US90-1170197
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1955
Construction
FRAME
Total area
2,785 SF
Lot
0.31 ac (13,300 SF)
Zoning code
R1
APN
5785002610
UPID
US90-1170197
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate 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
by Request
Blend (final)
Blend
$435k
Owner & transaction history
since 2005
7 recorded transactions
Zoning & alternative use
R1 · University Place, WA
Zoning description
Residential 1 (R1). Single-family neighborhoods with areas of middle housing comprise a large percentage of the City’s land area. Consistent with community preferences, protection of these low density residential neighbo…
General category
CIVIC_INSTITUTIONAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 22 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$435k
Value range
$392k – $479k
±10% around blend
Estimated value / SF
$156 / SF
Confidence
High
22 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$392k
blend $435k
$479k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,785 SF
Lot area
0.31 ac
Year built
1955
Stories
2
APN
5785002610
Assessed value
$1,034,100
Annual tax
$12,564
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$8.64M
Weighted, 20 comps · high confidence
Evidence
22 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.3 mi away · 2,720 SF
4.4 mi away · 3,120 SF
4.4 mi away · 1,974 SF
4.4 mi away · 3,120 SF
4.4 mi away · 3,120 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$435k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 376 sales
$207
-25%
County 597 sales
$236
-34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $156/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 22 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.03M
Move the market yield to see immediate price impact.
Value / SF
$371
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$65k
$1.30M
$931k
$724k
$72k
$1.45M
$1.03M
$804k
$80k
$1.59M
$1.14M
$885k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
22 found
High confidence · county-verified
Closest comparable
$865k
2.8 mi · Jan 2026 · $260/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$12,564
Tax year 2024
Assessed value
$1,034,100
Assessed 2024
Previous assessed
$1,034,100
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$304,400
Assessed improvement
$729,700
Land market value
$304,400
Improvement market value
$729,700
Total market value
$1,034,100
Applied tax rate
752.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1955
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
4
Bathrooms
4
Total area
2,785 SF
Lot
0.31 ac (13,300 SF)
Zoning code
R1
APN
5785002610
UPID
US90-1170197
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
R1 · University Place, WAZoning R1 · permitted uses
R1 · University Place, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Residential 1 (R1). Single-family neighborhoods with areas of middle housing comprise a large percentage of the City’s land area. Consistent with community preferences, protection of these low density residential neighbo…
General category
CIVIC_INSTITUTIONAL
Building & site characteristics
From public records
Year built
1955
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
4
Bathrooms
4
Lot
0.31 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R1
CIVIC_INSTITUTIONAL
Jurisdiction
University Place, WA
Recorded code
R1
Official district
R1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R1 in University Place, WA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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