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Property profile & analytics
OFF-MARKET
Estimated value
$2,840,000
Apartment buildings
3407 92nd S St 3411 Lakewood, WA 98499-9273
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-0849466
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Construction
WOOD FRAME
Total area
5,995 SF
Lot
0.95 ac (41,382 SF)
Zoning code
AC2
APN
320317004
UPID
US90-0849466
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
$3.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.37M
Blend (final)
Blend
$2.84M
Owner & transaction history
Std LLC · 4 yrs held
Std LLC
since 2021
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
AC2 · Lakewood, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+18.3%
Neighborhood: shopping center
$2.6M
+9.4%
Industrial (general)
$2.5M
+8.4%
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 Lakewood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakewood 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
$3,185,000
ML approach
$3,145,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,335,000
Current use
RESTAURANT
$2,760,000
Change: +18% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,555,000
Change: +9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,530,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,210,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,885,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$2.84M
Range $2.56M – $3.12M · ±10% · vs last sale $2.75M (Sep 20 2021)
Last sale anchor
$2.75M
Sep 20 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
$474 / 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
$27,278
Tax year 2024
Assessed value
$2,520,400
Assessed 2024
Previous assessed
$2,520,400
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$1,240,200
Assessed improvement
$1,280,200
Land market value
$1,240,200
Improvement market value
$1,280,200
Total market value
$2,520,400
Applied tax rate
760.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1978
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Units
9
Total area
5,995 SF
Lot
0.95 ac (41,382 SF)
Zoning code
AC2
APN
320317004
UPID
US90-0849466
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
AC2 · Lakewood, WA
Zoning AC2 · permitted uses
AC2 · Lakewood, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lakewood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.3M
RESTAURANT
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1978
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
9
Lot
0.95 ac
Current owner
From public records · entity-resolved
Std LLC
Entity
Mailing address
176 S BEACHWOOD DR, LOS ANGELES, CA 90004-3826
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2022
—
Std LLC
—
Deed
related
$2,300,000 · Solarity Cu
Sep 20, 2021
—
Std LLC
Thomas Doniger
Quit Claim Deed
related
—
May 10, 2021
$2,750,000
Thomas Doniger
Gtg Properties LLC
Warranty Deed
—
Apr 25, 2019
—
Gtg Properties LLC
—
Deed
related
$1,200,000 · Umpqua Bank
Sep 7, 2018
$1,615,000
Gtg Properties LLC
Vincent Apartments LLC
Warranty Deed
$800,000 · M&m Ventures LLC
Jan 5, 2009
—
Vincent Apartments LLC
Vincent,paul A & Kyung Y
Quit Claim Deed
related
—
Nov 5, 2002
$705,000
Paul A Vincent
Flannigan,michael E
Grant Deed
$564,000 · Fort Lewis Community FCU
—
—
Michael E Flannigan
—
Deed Of Trust
related
$352,500 · Sound Banking Co
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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