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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Office buildings
508 Main St Auburn, WA 98001-5227
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-0019084
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1947
Construction
WOOD
Total area
1,752 SF
Lot
0.12 ac (5,360 SF)
Zoning code
DUC
APN
391500-0245
UPID
US90-0019084
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
-
Aqualine Plumbing Electrical And Heating HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$590k
CAP Approach
CAP
$605k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$575k
Owner & transaction history
Songs Express LLC · 6 yrs held
Songs Express LLC
since 2020
Last sale
$555,000
4 recorded transactions
Zoning & alternative use
DUC · Auburn, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
theast Auburn Special Area Plan and Auburn Gateway Planned Action 18.09 R-MHC Manufactured/Mobile Home Community Zone 18.21 Overlays 18.23 Commercial and Industrial Zones 18.25 Middle Housing Development Standards 18.29 DUC Downtown Urban Center District 18.31 Supplemental Development Standards 18.32 Accessory Dwelling Unit Development Standards 18.35 Specia…
Zone name
Downtown Urban Center
General category
CIVIC_INSTITUTIONAL
Zone area
167.83 ac
Top alternative use upside
Commercial (general)
$920,000
+81.1%
Medical building
$690,000
+36.1%
Auto repair, garage
$605,000
+18.6%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$560,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
$655,000
6.5%
$605,000
7%
$565,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$510,000
Current use
COMMERCIAL (GENERAL)
$920,000
Change: +81% · Conversion: Easy
MEDICAL BUILDING
$690,000
Change: +36% · Conversion: Easy
AUTO REPAIR, GARAGE
$605,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$465,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $555k (Jun 5 2020)
Last sale anchor
$555k
Jun 5 2020
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
$328 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$2,622
Tax year 2022
Assessed value
$211,800
Assessed 2022
Previous assessed
$211,800
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$58,900
Assessed improvement
$152,900
Land market value
$58,900
Improvement market value
$152,900
Total market value
$211,800
Applied tax rate
133.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
FORCED AIR
Stories
1
Total area
1,752 SF
Lot
0.12 ac (5,360 SF)
Zoning code
DUC
APN
391500-0245
UPID
US90-0019084
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
DUC · Auburn, WAZoning DUC · permitted uses
DUC · Auburn, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
theast Auburn Special Area Plan and Auburn Gateway Planned Action 18.09 R-MHC Manufactured/Mobile Home Community Zone 18.21 Overlays 18.23 Commercial and Industrial Zones 18.25 Middle Housing Development Standards 18.29 DUC Downtown Urban Center District 18.31 Supplemental Development Standards 18.32 Accessory Dwelling Unit Development Standards 18.35 Special Purpose Zones 18.36 Repealed 18.38 L-F Airport Landing Field District, Overlay, a
Zone name
Downtown Urban Center
General category
CIVIC_INSTITUTIONAL
Zone area
167.83 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$510,000
COMMERCIAL (GENERAL)
Est. value
$920,000
MEDICAL BUILDING
Est. value
$690,000
AUTO REPAIR, GARAGE
Est. value
$605,000
RETAIL STORES
Est. value
$465,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1947
Construction
WOOD
Heating
FORCED AIR
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Songs Express LLC
Entity
Mailing address
530 W MAIN ST, AUBURN, WA 98001-5227
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2020
$555,000
Songs Express LLC
Hyung K Kim
Warranty Deed
$841,500 · Mountain Pacific Bank
Nov 30, 2017
$600,000
Hyung K Kim
Perreira,suk C
Warranty Deed
—
Apr 1, 2005
$500,000
Steven R Perreira
Reiter,robert G
Warranty Deed
$410,000 · Nara Bank
Mar 30, 1990
$80,000
Robert G Reiter
Perreira,steven
Grant Deed
$80,000 · Puyallup Valley Bank
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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