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Property profile & analytics
OFF-MARKET
Estimated value
$9,780,000
Commercial land
411 Evergreen Blvd Vancouver, WA 98660-3222
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-0254555
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.17 ac (7,375 SF)
Zoning code
CX : VAN
APN
039214-000
UPID
US90-0254555
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
$6.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.78M
Owner & transaction history
City Of Vancouver · 3 yrs held
City Of Vancouver
since 2023
Last sale
$12.0M
7 recorded transactions
Zoning & alternative use
CX : VAN · Vancouver, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Vancouver submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vancouver 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
$8,380,000
ML approach
$6,730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$9.78M
Range $8.80M – $10.76M · ±10% · vs last sale $12.00M (Jun 30 2023)
Last sale anchor
$12.00M
Jun 30 2023
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
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$1,848
Tax year 2023
Assessed value
$405,600
Assessed 2023
Previous assessed
$405,600
+0.0% YoY
Effective rate
0.46%
On assessed value
Assessed land
$405,600
Land market value
$405,600
Total market value
$405,600
Applied tax rate
10,000.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.17 ac (7,375 SF)
Zoning code
CX : VAN
APN
039214-000
UPID
US90-0254555
Jurisdiction
CLARK
Zoning & alternative use
CX : VAN · Vancouver, WA
Zoning CX : VAN · permitted uses
CX : VAN · Vancouver, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vancouver. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.17 ac
Current owner
From public records · entity-resolved
City Of Vancouver
Entity
Mailing address
PO BOX 1995, VANCOUVER, WA 98668-1995
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2023
$12,000,000
City Of Vancouver
Evergreen Ivnestors LLC
Warranty Deed
—
Nov 3, 2021
—
Evergreen Investors LLC
—
Deed
related
$7,000,000 · Columbia State Bank
Jan 9, 2009
$80,000
Evergreen Investors LLC
City Of Vancouver
Quit Claim Deed
related
—
Sep 6, 2007
$800,000
Evergreen Investors LLC
Alling Henning Properties LLC
Warranty Deed
$3,557,000 · Bank Of Clark County
Mar 14, 2001
$680,000
Alling Henning Properties LLC
Shf Co LLC
Grant Deed
$544,000 · Bank Of America
Jul 24, 1998
$395,555
Shf Company LLC
Chapman Trust
Grant Deed
—
Feb 2, 1998
$344,112
Horenstein
Rowan,james R & Wendi
Trustees Deed
—
—
—
Shf Co LLC
—
Deed Of Trust
related
$392,094 · Bank Of Vancouver
—
—
Shf Co LLC
—
Deed Of Trust
related
$183,000 · Evergreen Community Dev Assn
—
—
James R Rowan
—
Deed Of Trust
related
$75,000 · Long Beach Mortgage Co
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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