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Property profile & analytics
OFF-MARKET
Estimated value
$8,950,000
Warehouses
3208 1st St Union Gap, WA 98903-1819
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-2401023
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
44,997 SF
Lot
1.91 ac (83,200 SF)
Zoning code
M1
APN
181201-41420
UPID
US90-2401023
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.90M
CAP Approach
CAP
$6.66M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.95M
Owner & transaction history
Goat Rocks Fruit LLC · 2 yrs held
Goat Rocks Fruit LLC
since 2023
7 recorded transactions
Zoning & alternative use
M1 · Union Gap, WA
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 Union Gap submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Union Gap 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
$7,895,000
CAP Approach
CAP Return
Estimation
6%
$7,215,000
6.5%
$6,660,000
7%
$6,185,000
Blend value · Realmo final
$8.95M
Range $8.06M – $9.85M · ±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
$199 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$32,191
Tax year 2024
Assessed value
$3,837,700
Assessed 2024
Previous assessed
$3,546,200
+8.2% YoY
Effective rate
0.84%
On assessed value
Assessed land
$166,200
Assessed improvement
$3,671,500
Land market value
$166,200
Improvement market value
$3,671,500
Total market value
$3,837,700
Applied tax rate
330.0000
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
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
44,997 SF
Lot
1.91 ac (83,200 SF)
Zoning code
M1
APN
181201-41420
UPID
US90-2401023
Jurisdiction
YAKIMA
Zoning & alternative use
M1 · Union Gap, WAZoning M1 · permitted uses
M1 · Union Gap, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Building & site characteristics
From public records
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
1.91 ac
Current owner
From public records · entity-resolved
Goat Rocks Fruit LLC
Entity
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2023
$18,573,939
Goat Rocks Fruit LLC
Columbia Valley Fruit LLC
Warranty Deed
$6,963,887 · Columbia Valley Reuit LLC
Feb 1, 2022
$523,529
Columbia Valley Fruit LLC
White Lightnin Land LLC
Release/satis. Of Agrem. Of Sale (fee Property)
related
—
Dec 30, 2019
—
Columbia Valley Fruit LLC
—
Grant Deed
related
$8,060,000 · Northwest Farm Credit Svcs Flc
Aug 7, 2017
—
Columbia Valley Fruit LLC
—
Grant Deed
related
$7,859,000 · Farm Credit Svcs
Jul 21, 2017
$600,000
Columbia Valley Fruit LLC
Hansen Transfer LLC
Warranty Deed
—
May 3, 2017
$600,000
Columbia Valley Fruit LLC
Hansen Transfer LLC
Dual Purpose Document
related
$510,000 · Hansen Transfer LLC
Apr 29, 2004
—
Hansen Transfer LLC
Valley Roz Orchards INC
Warranty Deed
related
—
—
—
Columbia Valley Fruit LLC
—
Deed Of Trust
related
$517,000 · Farm Credit Svcs
—
—
Columbia Valley Fruit LLC
—
Deed Of Trust
related
$750,000 · Farm Credit Svcs
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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