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Property profile & analytics
OFF-MARKET
Estimated value
$2,030,000
Industrial properties
3612 Hornby Rd, Grandview, WA 98930
Entity Owned
14-yr Hold
Free & Clear
Property ID
US90-0700745
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2009
Construction
METAL FRAME
Total area
24,820 SF
Lot
5.37 ac (233,917 SF)
Zoning code
AG
APN
230929-41003
UPID
US90-0700745
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
$1.48M
Blend (final)
Blend
$2.03M
Owner & transaction history
Wyckoff Farms INC · 14 yrs held
Wyckoff Farms INC
since 2012
6 recorded transactions
Zoning & alternative use
AG · Grandview, WA
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 Grandview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grandview 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$3,245,000
Change: -11% · Conversion: Easy
RETAIL STORES
$3,150,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$2.03M
Range $1.83M – $2.23M · ±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
$82 / 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
$14,205
Tax year 2024
Assessed value
$1,473,140
Assessed 2024
Previous assessed
$1,399,070
+5.3% YoY
Effective rate
0.96%
On assessed value
Assessed land
$13,540
Assessed improvement
$1,459,600
Land market value
$64,600
Improvement market value
$1,459,600
Total market value
$1,524,200
Applied tax rate
441.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2009
Construction
METAL FRAME
Heating
NONE
Buildings
2
Stories
1
Total area
24,820 SF
Lot
5.37 ac (233,917 SF)
Zoning code
AG
APN
230929-41003
UPID
US90-0700745
Jurisdiction
YAKIMA
Zoning & alternative use
AG · Grandview, WA
Zoning AG · permitted uses
AG · Grandview, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grandview. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$3.2M
RETAIL STORES
Est. value
$3.2M
AUTO REPAIR, GARAGE
RETAIL STORES
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
2009
Construction
METAL FRAME
Heating
NONE
Stories
1
Buildings
2
Lot
5.37 ac
Current owner
From public records · entity-resolved
Wyckoff Farms INC
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 249, GRANDVIEW, WA 98930-0249
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2020
—
Wyckoff Farms Incorporated
—
Deed
related
$16,705,000 · Washington Trust Bank
Jan 10, 2020
—
Wyckoff Farms INC
—
Deed
related
$16,705,000 · Washington Trust Bank
Aug 13, 2019
—
Wyckoff Farms INC
—
Grant Deed
related
$10,000,000 · Washington Tr Bk
Jan 23, 2012
—
Wyckoff Farms INC
Charvet,ernest W & Laura B
Warranty Deed
—
Nov 20, 2003
$270,943
Wyckoff Farms INC
Charvet,ernest W & Laura B
—
$270,942 · Ernest W & Laura B Charvet
Dec 3, 1997
$60,112
Ernest W Charvet
Charvet,maurice J
Grant Deed
related
—
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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