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Property profile & analytics
OFF-MARKET
Estimated value
$6,125,000
Flex space
4101 56th St Tacoma, WA 98409-2611
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US90-0650839
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
44,010 SF
Lot
1.8 ac (78,234 SF)
Zoning code
M2
APN
4695000794
UPID
US90-0650839
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
-
Pacific Box Company Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.25M
Comparable Approach
Comparable
$4.36M
Blend (final)
Blend
$6.13M
Owner & transaction history
K & K Leasing LLC · 11 yrs held
K & K Leasing LLC
since 2014
7 recorded transactions
Zoning & alternative use
M2 · Tacoma, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
M-2 Heavy Industrial District This M -2 District is intended to allow most industrial uses. Impacts from these uses include extended operating hours, heavy truck traffic, and higher levels of noise and odors. The maximum building height in this district is 100 feet.
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
21.94 ac
Source
Ordinance Table
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 Tacoma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tacoma 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%
$7,855,000
6.5%
$7,250,000
7%
$6,730,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,730,000
Current use
Blend value · Realmo final
$6.13M
Range $5.51M – $6.74M · ±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
$139 / 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
$71,445
Tax year 2024
Assessed value
$6,431,400
Assessed 2024
Previous assessed
$6,431,400
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$869,800
Assessed improvement
$5,561,600
Land market value
$869,800
Improvement market value
$5,561,600
Total market value
$6,431,400
Applied tax rate
5.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
4
Stories
1
Total area
44,010 SF
Lot
1.8 ac (78,234 SF)
Zoning code
M2
APN
4695000794
UPID
US90-0650839
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
M2 · Tacoma, WAZoning M2 · permitted uses
M2 · Tacoma, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
M-2 Heavy Industrial District This M -2 District is intended to allow most industrial uses. Impacts from these uses include extended operating hours, heavy truck traffic, and higher levels of noise and odors. The maximum building height in this district is 100 feet.
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
21.94 ac
Source
Ordinance Table
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$9.7M
INDUSTRIAL (GENERAL) Current
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
2009
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
4
Lot
1.8 ac
Current owner
From public records · entity-resolved
K & K Leasing LLC
Entity
Mailing address
4101 S 56TH ST, TACOMA, WA 98409-2611
Ownership since
2014
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 12, 2014
—
K & K Leasing LLC
John Kiehl
Re-recorded Document
related
$3,600,000 · Wells Fargo Bank NA
Sep 23, 2013
—
K & K Leasing LLC
Kiehl,john
Warranty Deed
—
Dec 15, 2008
—
John D Kiehl
—
Grant Deed
related
$3,000,000 · Key Bank NA
Feb 15, 1994
$400,000
John Kiehl
Kiehl,robert L &
Grant Deed
related
—
—
—
John D Kiehl
—
Deed Of Trust
related
$975,900 · Key Bank NA
—
—
John D Kiehl
—
Deed Of Trust
related
$13,200 · Department Plublic Utilities
—
—
John Kiehl
—
Deed Of Trust
related
$1,000,000 · 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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