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Property profile & analytics
OFF-MARKET
Estimated value
$6,255,000
Retail space
4715 Rd 136th SW, Royal City, WA 99357
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1824397
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1983
Total area
52,096 SF
Lot
19.32 ac (841,579 SF)
APN
160101012
UPID
US90-1824397
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
$7.27M
Comparable Approach
Comparable
$7.09M
Blend (final)
Blend
$6.26M
Owner & transaction history
Cpc Holdings LLC · 4 yrs held
Cpc Holdings LLC
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.9M
+93.5%
Commercial (general)
$6.2M
+35.2%
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 Royal City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Royal City 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%
$7,875,000
6.5%
$7,270,000
7%
$6,750,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,585,000
Current use
RESTAURANT
$8,875,000
Change: +94% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,200,000
Change: +35% · Conversion: Easy
WAREHOUSE, STORAGE
$3,910,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$6.26M
Range $5.63M – $6.88M · ±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
$120 / 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
Property tax & assessments
Assessed value
$3,487,820
Assessed 2023
Previous assessed
$3,274,740
+6.5% YoY
Assessed land
$107,419
Assessed improvement
$3,380,401
Land market value
$107,419
Improvement market value
$3,380,401
Total market value
$3,487,820
Applied tax rate
160.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1983
Heating
NONE
Total area
52,096 SF
Lot
19.32 ac (841,579 SF)
APN
160101012
UPID
US90-1824397
Jurisdiction
GRANT
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
RETAIL STORES Current
Est. value
$4.6M
RESTAURANT
Est. value
$8.9M
COMMERCIAL (GENERAL)
Est. value
$6.2M
WAREHOUSE, STORAGE
Est. value
$3.9M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1983
Heating
NONE
Lot
19.32 ac
Current owner
From public records · entity-resolved
Cpc Holdings LLC
Entity
Mailing address
PO BOX 343, TIETON, WA 98947-0343
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2021
—
Cpc Holdings LLC
Cpc II LLC
Quit Claim Deed
related
—
Nov 30, 2018
—
Black Hawk Orchards LLC +
—
Loan Modification
related
$6,000,000 · Farm Credit Svcs
Jul 31, 2018
—
Black Hawk Orchards LLC
—
Loan Modification
related
$71,405,311 · Farm Credit Svcs
Jul 18, 2018
—
Cpc II LLC
—
Deed
related
$5,750,000 · Farm Credit Svcs
Feb 21, 2017
—
Black Hawk Orchards LLC
—
Loan Modification
related
$16,650,000 · Farm Credit Svcs
Jun 22, 2016
—
Cpc II LLC
Niessner,randal L & Cindy L
Quit Claim Deed
related
—
Aug 13, 2015
—
Randy L Niessner
Cpc II LLC
Quit Claim Deed
related
—
Sep 13, 2013
—
Cpc II LLC
Black Hawk Orchards LLC
Quit Claim Deed
related
—
Jul 22, 2010
—
Black Hawk Orchards LLC
—
Deed Of Trust
related
$35,000,000 · Farm Credit Service
Nov 29, 2007
—
Randal L Niessner
Black Hawk Orchard LLC
Grant Deed
$5,837,198 · Northwest Farm Credit Svcs Pca
Jul 8, 2005
$3,775,000
Black Hawk Orchard LLC
Randal L Niessner
Warranty Deed
—
—
—
Cpc II LLC
—
Deed Of Trust
related
$5,750,000 · Farm Credit Svcs
—
—
Black Hawk Orchards LLC
—
Loan Modification
related
$2,250,000 · Farm Credit Svcs
—
—
Black Hawk Orchards LLC
—
Loan Modification
related
$3,197,158 · Farm Credit Service
—
—
Black Hawk Orchards LLC
—
Deed Of Trust
related
$350,000 · Northwest Farm Credit Svcs Pca
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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