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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Retail space
4515 Pearl St Tacoma, WA 98407-2902
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-1618150
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,150 SF
Lot
0.23 ac (9,900 SF)
Zoning code
C1
APN
4105001772
UPID
US90-1618150
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
-
Vie Athletics Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$865k
CAP Approach
CAP
$400k
Comparable Approach
Comparable
$471k
Blend (final)
Blend
$635k
Owner & transaction history
Peachy Holdings LLC · 3 yrs held
Peachy Holdings LLC
since 2022
Last sale
$720,000
5 recorded transactions
Zoning & alternative use
C1 · Tacoma, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
C-1: General Neighborhood Commercial District The C-1 District contains low-intensity, smaller-scale land uses such as retail, office, and service uses. All uses permitted in the Transitional District are also permitted in the C -1 District with the addition of fueling stations. Building sizes are limited for compatibility with surrounding residential areas.…
Zone name
Commercial
General category
COMMERCIAL
Zone area
179.24 ac
Source
Ordinance Table
Top alternative use upside
Neighborhood: shopping center
$910,000
+40.4%
Auto repair, garage
$795,000
+22.3%
Commercial (general)
$665,000
+2.1%
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 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
$865,000
CAP Approach
CAP Return
Estimation
6%
$430,000
6.5%
$400,000
7%
$370,000
Alternative Use
Use
Estimation
RETAIL STORES
$650,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$910,000
Change: +40% · Conversion: Moderate
AUTO REPAIR, GARAGE
$795,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$665,000
Change: +2% · Conversion: Easy
WAREHOUSE, STORAGE
$645,000
Change: -1% · Conversion: Difficult
MEDICAL BUILDING
$525,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $720k (Dec 16 2022)
Last sale anchor
$720k
Dec 16 2022
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
$295 / 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
$4,581
Tax year 2024
Assessed value
$411,400
Assessed 2024
Previous assessed
$411,400
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$222,700
Assessed improvement
$188,700
Land market value
$222,700
Improvement market value
$188,700
Total market value
$411,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Total area
2,150 SF
Lot
0.23 ac (9,900 SF)
Zoning code
C1
APN
4105001772
UPID
US90-1618150
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Tacoma, WAZoning C1 · permitted uses
C1 · Tacoma, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
C-1: General Neighborhood Commercial District The C-1 District contains low-intensity, smaller-scale land uses such as retail, office, and service uses. All uses permitted in the Transitional District are also permitted in the C -1 District with the addition of fueling stations. Building sizes are limited for compatibility with surrounding residential areas. The maximum building height in this district is 35 feet.
Zone name
Commercial
General category
COMMERCIAL
Zone area
179.24 ac
Source
Ordinance Table
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$650,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$665,000
WAREHOUSE, STORAGE
Est. value
$645,000
MEDICAL BUILDING
Est. value
$525,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Peachy Holdings LLC
Entity
Mailing address
2727 12TH AVE SW, PUYALLUP, WA 98371-6326
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2023
—
Peachy Holdings LLC
—
Deed
related
$612,000 · First Citizens Bank & Trust Co
Dec 16, 2022
$720,000
Peachy Holdings LLC
Lawrence J Allen
Warranty Deed
$612,000 · First Citizens Bank & Trust Co
Dec 28, 2010
—
Lawrence J Allen
Adamantine International Ltd
Quit Claim Deed
related
—
Oct 4, 1991
$115,000
Adamantine International Ltd
Unknown
Grant Deed
—
—
—
Adamantine International Ltd
—
Deed Of Trust
related
$62,961 · Bank Of America
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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