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Property profile & analytics
OFF-MARKET
Estimated value
$1,045,000
Hotels
40014 Templin S Rd, Roy, WA 98580-9132
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-0602910
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1972
Total area
2,943 SF
Lot
4.1 ac (178,596 SF)
Zoning code
R10
APN
316082027
UPID
US90-0602910
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
-
Harts Lake Boat Ramp Boat Ramp
-
Harts Lake Resort & RV Park LLC Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$869k
Blend (final)
Blend
$1.05M
Owner & transaction history
Harts Lake LLC · 4 yrs held
Harts Lake LLC
since 2021
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
R10 · Roy, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+31.9%
Auto repair, garage
$1.1M
+13.7%
Commercial (general)
$980,000
+2.9%
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 Roy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roy 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
$1,140,000
ML approach
$1,155,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$950,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,255,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,080,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$980,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$900,000
Change: -5% · Conversion: Difficult
WAREHOUSE, STORAGE
$880,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$810,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $941k – $1.15M · ±10% · vs last sale $1.03M (Sep 17 2021)
Last sale anchor
$1.03M
Sep 17 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
$355 / 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
$7,984
Tax year 2024
Assessed value
$658,500
Assessed 2024
Previous assessed
$658,500
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$501,000
Assessed improvement
$157,500
Land market value
$501,000
Improvement market value
$157,500
Total market value
$658,500
Applied tax rate
155.0000
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1972
Heating
NONE
Cooling
NONE
Stories
1
Units
14
Bathrooms
2
Total area
2,943 SF
Lot
4.1 ac (178,596 SF)
Zoning code
R10
APN
316082027
UPID
US90-0602910
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
R10 · Roy, WA
Zoning R10 · permitted uses
R10 · Roy, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$950,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$980,000
RETAIL STORES
Est. value
$900,000
WAREHOUSE, STORAGE
Est. value
$880,000
MEDICAL BUILDING
Est. value
$810,000
HOTEL/MOTEL Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1972
Heating
NONE
Cooling
Yes
Stories
1
Units
14
Bathrooms
2
Lot
4.1 ac
Current owner
From public records · entity-resolved
Harts Lake LLC
Entity
Mailing address
PO BOX 1815, TACOMA, WA 98401-1815
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2021
$1,025,000
Harts Lake LLC
Flynns Harts Lake Resort & Rv Park
Warranty Deed
—
Mar 28, 2007
—
H Carolyn Parsons
H Carol Abbot
Quit Claim Deed
related
$452,000 · Washington Mutual Bank Fa
Jun 25, 2003
—
H C Parsons
Parson,charles & H C
Quit Claim Deed
related
$190,000 · Chase Manhattan Mortgage Corp
—
—
Danny A Abbott
—
Deed Of Trust
related
$50,000 · Us Bank NA Nd
—
—
H Carolyn Parsons
—
Deed Of Trust
related
$36,500 · Key Bank NA
—
—
H Carolyn Parsons
—
Deed Of Trust
related
$20,193 · Key Bank NA
—
—
H C Abbott
—
Deed Of Trust
related
$75,000 · Key Bank NA
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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