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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Mobile home & RV parks
445 4th Winds Rd, Orcas, WA 98280
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-2507276
Property profile
Verified
Property type
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Year built
1968
Total area
2,284 SF
Lot
100.15 ac (4,362,534 SF)
APN
261721-001-000
UPID
US90-2507276
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$505k
Owner & transaction history
Four Winds · 5 yrs held
Four Winds
since 2020
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$705,000
+45.6%
Commercial (general)
$540,000
+11.6%
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 Orcas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orcas 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CAMPGROUND, RV PARK
$485,000
Current use
OFFICE BUILDING
$705,000
Change: +46% · Conversion: Difficult
COMMERCIAL (GENERAL)
$540,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$221 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$616
Tax year 2023
Assessed value
$7,013,260
Assessed 2022
Previous assessed
$6,527,910
+7.4% YoY
Effective rate
0.01%
On assessed value
Assessed land
$4,531,270
Assessed improvement
$2,481,990
Land market value
$4,531,270
Improvement market value
$2,481,990
Total market value
$7,013,260
Applied tax rate
374.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Status
Off-Market
Year built
1968
Heating
BASEBOARD
Cooling
AC.FAN COOLING
Buildings
9
Stories
1
Bathrooms
19
Total area
2,284 SF
Lot
100.15 ac (4,362,534 SF)
APN
261721-001-000
UPID
US90-2507276
Jurisdiction
SAN JUAN
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
CAMPGROUND, RV PARK Current
Est. value
$485,000
OFFICE BUILDING
Est. value
$705,000
COMMERCIAL (GENERAL)
Est. value
$540,000
CAMPGROUND, RV PARK Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1968
Heating
BASEBOARD
Cooling
Yes
Stories
1
Buildings
9
Bathrooms
19
Lot
100.15 ac
Current owner
From public records · entity-resolved
Four Winds
Individual
Mailing address
PO BOX 140, DEER HARBOR, WA 98243-0140
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2020
—
Four Winds
—
Deed
related
$25,000 · Washington Tr Bk
—
—
Four Winds
—
Deed Of Trust
related
$25,000 · Washington Tr 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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