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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Office Spaces
40400 Harts Lk Vly Rd Roy, WA 98580-9182
Individually Owned
Free & Clear
Property ID
US90-1122387
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1935
Construction
WOOD FRAME
Total area
2,452 SF
Lot
368.55 ac (16,054,038 SF)
Zoning code
ARL
APN
316071010
UPID
US90-1122387
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
-
Wilcox Farms Grocery & Convenience Store Food Market
-
Wilcox Strategies Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$636k
Blend (final)
Blend
$890k
Owner & transaction history
JAMES T WILCOX
JAMES T WILCOX
Zoning & alternative use
ARL · Roy, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+28.2%
Auto repair, garage
$900,000
+10.5%
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
by Request
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$815,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,045,000
Change: +28% · Conversion: Difficult
AUTO REPAIR, GARAGE
$900,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$750,000
Change: -8% · Conversion: Easy
WAREHOUSE, STORAGE
$730,000
Change: -10% · Conversion: Difficult
MEDICAL BUILDING
$675,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$363 / 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
$70,200
Tax year 2024
Assessed value
$8,813,400
Assessed 2024
Previous assessed
$8,813,400
+0.0% YoY
Effective rate
0.80%
On assessed value
Assessed land
$2,357,000
Assessed improvement
$6,456,400
Land market value
$2,357,000
Improvement market value
$6,456,400
Total market value
$8,813,400
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1935
Construction
WOOD FRAME
Heating
HEAT PUMP
Buildings
31
Stories
1
Bathrooms
1
Total area
2,452 SF
Lot
368.55 ac (16,054,038 SF)
Zoning code
ARL
APN
316071010
UPID
US90-1122387
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
ARL · Roy, WA
Zoning ARL · permitted uses
ARL · 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
COMMERCIAL (GENERAL) Current
Est. value
$815,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$900,000
RETAIL STORES
Est. value
$750,000
WAREHOUSE, STORAGE
Est. value
$730,000
MEDICAL BUILDING
Est. value
$675,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1935
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
1
Buildings
31
Bathrooms
1
Lot
368.55 ac
Current owner
From public records · entity-resolved
JAMES T WILCOX
Individual
Free & Clear · 0 yrs held
Mailing address
40400 HARTS LK VLY RD, ROY, WA 98580-9182
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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