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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Office buildings
403 Euclid St Grandview, WA 98930-9407
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-0871260
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Construction
WOOD
Total area
1,940 SF
Lot
0.69 ac (30,056 SF)
Zoning code
R3
APN
230914-33598
UPID
US90-0871260
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
$545k
CAP Approach
CAP
$340k
Comparable Approach
Comparable
$539k
Blend (final)
Blend
$525k
Owner & transaction history
Hillside Talent LLC · 6 yrs held
Hillside Talent LLC
since 2020
Last sale
$485,000
4 recorded transactions
Zoning & alternative use
R3 · Grandview, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$565,000
+68.1%
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
$585,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
$365,000
6.5%
$340,000
7%
$315,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$335,000
Current use
COMMERCIAL (GENERAL)
$565,000
Change: +68% · Conversion: Easy
MEDICAL BUILDING
$325,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $485k (Jan 6 2020)
Last sale anchor
$485k
Jan 6 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
$271 / 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
$4,027
Tax year 2024
Assessed value
$466,800
Assessed 2024
Previous assessed
$463,700
+0.7% YoY
Effective rate
0.86%
On assessed value
Assessed land
$100,400
Assessed improvement
$366,400
Land market value
$100,400
Improvement market value
$366,400
Total market value
$466,800
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
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1994
Construction
WOOD
Heating
HEAT PUMP
Cooling
EVAPORATIVE
Stories
1
Total area
1,940 SF
Lot
0.69 ac (30,056 SF)
Zoning code
R3
APN
230914-33598
UPID
US90-0871260
Jurisdiction
YAKIMA
Zoning & alternative use
R3 · Grandview, WA
Zoning R3 · permitted uses
R3 · 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
OFFICE BUILDING Current
Est. value
$335,000
COMMERCIAL (GENERAL)
Est. value
$565,000
MEDICAL BUILDING
Est. value
$325,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1994
Construction
WOOD
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Hillside Talent LLC
Entity
Mailing address
550 WELLNER RD, OUTLOOK, WA 98938-9743
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
Jan 6, 2020
$507,190
Hillside Talent LLC
Fred Boboth
Warranty Deed
$363,750 · Community Cu
Jan 25, 2018
—
Fred Boboth
—
Deed
related
$200,000 · Columbia St Bk
—
—
Fred Boboth
—
Deed Of Trust
related
$150,000 · Columbia River Bank
—
—
Fred Boboth
—
Loan Modification
related
$200,000 · Columbia St Bk
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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