New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,485,000
Manufacturing properties
3223 Boston SW St, Tumwater, WA 98501
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US90-0459990
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1906
Construction
CONCRETE
Total area
110,893 SF
Lot
16.61 ac (723,532 SF)
APN
7810-03-00000
UPID
US90-0459990
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.49M
Owner & transaction history
City Of Tumwater · 10 yrs held
City Of Tumwater
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Tumwater submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tumwater 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$22 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$8,803
Tax year 2023
Assessed value
$902,400
Assessed 2022
Previous assessed
$764,300
+18.1% YoY
Effective rate
0.98%
On assessed value
Assessed land
$723,800
Assessed improvement
$178,600
Land market value
$723,800
Improvement market value
$178,600
Total market value
$902,400
Applied tax rate
440.0000
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
1906
Construction
CONCRETE
Heating
NONE
Cooling
NONE
Stories
5
Total area
110,893 SF
Lot
16.61 ac (723,532 SF)
APN
7810-03-00000
UPID
US90-0459990
Jurisdiction
THURSTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1906
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
5
Lot
16.61 ac
Current owner
From public records · entity-resolved
City Of Tumwater
Entity
Mailing address
PO BOX 119, CENTRALIA, WA 98531-0119
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2018
—
Falls Dev LLC
—
Deed
related
$2,895,071 · Hdg LP
May 2, 2016
—
City Of Tumwater
Falls Dev LLC
Warranty Deed
—
Apr 28, 2016
—
Falls Dev LLC
Old Brewhouse LLC
Quit Claim Deed
related
—
Nov 24, 2010
$24,911,850
Capital Salvage INC
Standard Te Svc Co Wa
Trustees Deed
related
—
Aug 10, 2010
$24,911
Capital Salvage INC
Standard Te Svc Co Wa
Trustees Deed
related
—
Apr 4, 2008
$1,000
Well B Ng
Bishop White & Marshall
Trustees Deed
—
Apr 2, 2004
$9,700,000
All American Bottled Water Cor
Miller Brewing
Trustees Deed
$18,500,000 · Re Loans LLC
Apr 2, 2004
—
All American Bottled Water
—
Deed Of Trust
related
$18,500,000 · R E Loans LLC
Sep 1, 1999
$8,452,401
Miller Brewing Co
Pabst Brewing Co
Grant Deed
—
May 4, 1999
—
Pabst Brewing Co
—
Deed Of Trust
related
$185,000,000 · Lehman Commercial Paper INC Tt
—
—
Old Brewhouse LLC
—
Deed Of Trust
related
$1,000,000 · Patrick Rhodes
—
—
Falls Dev LLC
—
Deed Of Trust
related
$2,895,071 · Hdg LP
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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