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Property profile & analytics
OFF-MARKET
Estimated value
$2,830,000
Distribution centers
4090 Capitol SE Blvd Tumwater, WA 98501-3315
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US90-1799984
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,048 SF
Lot
22.2 ac (967,032 SF)
APN
0947-00-46000
UPID
US90-1799984
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
$2.74M
Comparable Approach
Comparable
$2.92M
Blend (final)
Blend
$2.83M
Owner & transaction history
Tumwater Dev LLC · 10 yrs held
Tumwater Dev LLC
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.0M
+85.2%
Restaurant
$2.6M
+58.2%
Industrial (general)
$2.3M
+43.1%
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 Tumwater submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tumwater 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%
$2,960,000
6.5%
$2,735,000
7%
$2,540,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$3,020,000
Change: +85% · Conversion: Easy
RESTAURANT
$2,580,000
Change: +58% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,335,000
Change: +43% · Conversion: Easy
OFFICE BUILDING
$1,830,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$1,780,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$2.83M
Range $2.55M – $3.11M · ±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
$157 / 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
$67,576
Tax year 2024
Assessed value
$6,762,200
Assessed 2023
Previous assessed
$7,716,500
-12.4% YoY
Effective rate
1.00%
On assessed value
Assessed land
$4,619,900
Assessed improvement
$2,142,300
Land market value
$4,619,900
Improvement market value
$2,142,300
Total market value
$6,762,200
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
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
3
Stories
2
Total area
18,048 SF
Lot
22.2 ac (967,032 SF)
APN
0947-00-46000
UPID
US90-1799984
Jurisdiction
THURSTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$3.0M
RESTAURANT
Est. value
$2.6M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.8M
AUTO REPAIR, GARAGE
RESTAURANT
INDUSTRIAL (GENERAL)
OFFICE BUILDING
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
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Buildings
3
Lot
22.2 ac
Current owner
From public records · entity-resolved
Tumwater Dev LLC
Entity
Mailing address
259 S RANDOLPH AVE STE #280, BREA, CA 92821-5752
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Mar 26, 2019
—
Tumwater Dev LLC
—
Deed
related
—
Dec 24, 2015
$4,000,000
Tumwater Dev LLC
Capital Salvage
Quit Claim Deed
related
$2,150,000 · Avatar Capital Finance LLC
Nov 24, 2010
$24,911,850
Capital Salvage INC
Standard Te Svc Co Wa
Trustees Deed
related
—
Aug 10, 2010
$24,911
Capital Salvage INC
Standard Te Svc Co Wa
Trustees Deed
related
—
Apr 4, 2008
$1,000
Well B Ng
Bishop White & Marshall
Trustees Deed
—
Apr 2, 2004
$9,700,000
All American Bottled Water Cor
Miller Brewing
Grant Deed
$18,500,000 · Re Loans LLC
—
—
Tumwater Dev LLC
—
Deed Of Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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