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Property profile & analytics
OFF-MARKET
Estimated value
$2,565,000
Retail space
3811 Grandview St Gig Harbor, WA 98335-1169
Entity Owned
6-yr Hold
Free & Clear
Property ID
US90-0813881
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
WOOD FRAME
Total area
6,032 SF
Lot
0.74 ac (32,349 SF)
Zoning code
RB-1
APN
221075020
UPID
US90-0813881
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
Current use
Occupant on record · Public records
-
Gig Harbor KinderCare Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.55M
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$2.57M
Owner & transaction history
City Of Gig Harbor · 6 yrs held
City Of Gig Harbor
since 2020
Last sale
$2.9M
4 recorded transactions
Zoning & alternative use
RB-1 · Gig Harbor, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+50.5%
Neighborhood: shopping center
$2.6M
+39.2%
Industrial (general)
$2.5M
+37.9%
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 Gig Harbor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gig Harbor 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%
$1,675,000
6.5%
$1,545,000
7%
$1,435,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,845,000
Current use
RESTAURANT
$2,780,000
Change: +50% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,570,000
Change: +39% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,545,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,215,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,950,000
Change: +5% · Conversion: Easy
WAREHOUSE, STORAGE
$1,800,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$1,655,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$2.57M
Range $2.31M – $2.82M · ±10% · vs last sale $2.85M (Feb 24 2020)
Last sale anchor
$2.85M
Feb 24 2020
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
$425 / 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
$13,241
Tax year 2024
Assessed value
$1,562,000
Assessed 2024
Previous assessed
$1,562,000
+0.0% YoY
Effective rate
0.85%
On assessed value
Assessed land
$753,400
Assessed improvement
$808,600
Land market value
$753,400
Improvement market value
$808,600
Total market value
$1,562,000
Applied tax rate
75.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
1
Units
1
Total area
6,032 SF
Lot
0.74 ac (32,349 SF)
Zoning code
RB-1
APN
221075020
UPID
US90-0813881
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
RB-1 · Gig Harbor, WA
Zoning RB-1 · permitted uses
RB-1 · Gig Harbor, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gig Harbor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
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
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.7M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
1989
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
1
Units
1
Lot
0.74 ac
Current owner
From public records · entity-resolved
City Of Gig Harbor
Entity
Free & Clear · 6 yrs held
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2020
—
City Of Gig Harbor
Mdc Coast 15 LLC
Quit Claim Deed
related
—
Jan 14, 2019
$2,853,392
Mdc Coast 15 LLC
Kc Propco LLC
Grant Deed
—
Jul 2, 2003
—
Kc Propco LLC
Kindercare Learning Ctr INC
Grant Deed
$300,000,000 · Morgan Stanley Mtg Capital INC
Jan 10, 1989
$123,877
Learning Centers Pol Kinder-care
Unknown
Grant Deed
—
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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