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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Grocery and convenience stores
51 Main St Pacific Beach, WA 98571-5004
Entity Owned
15-yr Hold
Free & Clear
Property ID
US90-0353521
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1985
Construction
STEEL FRAME
Total area
2,864 SF
Lot
0.29 ac (12,632 SF)
Zoning code
C2
APN
795500700100
UPID
US90-0353521
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
$685k
Comparable Approach
Comparable
$833k
Blend (final)
Blend
$630k
Owner & transaction history
D & E Koh LLC · 15 yrs held
D & E Koh LLC
since 2010
2 recorded transactions
Zoning & alternative use
C2 · Pacific Beach, 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 Pacific Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pacific Beach 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%
$740,000
6.5%
$685,000
7%
$635,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$515,000
Change: 0% · Conversion: Moderate
RETAIL STORES
$405,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$220 / 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
$7,949
Tax year 2023
Assessed value
$1,128,576
Assessed 2022
Previous assessed
$952,339
+18.5% YoY
Effective rate
0.70%
On assessed value
Assessed land
$158,400
Assessed improvement
$970,176
Land market value
$158,400
Improvement market value
$970,176
Total market value
$1,128,576
Applied tax rate
64.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
NONE
Buildings
2
Stories
1
Total area
2,864 SF
Lot
0.29 ac (12,632 SF)
Zoning code
C2
APN
795500700100
UPID
US90-0353521
Jurisdiction
GRAYS HARBOR
Zoning & alternative use
C2 · Pacific Beach, WA
Zoning C2 · permitted uses
C2 · Pacific Beach, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pacific Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$515,000
RETAIL STORES
Est. value
$405,000
OFFICE BUILDING
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
1985
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
2
Lot
0.29 ac
Current owner
From public records · entity-resolved
D & E Koh LLC
Entity
Free & Clear · 15 yrs held
Mailing address
PO BOX 41, PACIFIC BEACH, WA 98571-0041
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
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
Oct 6, 2010
—
D & E Koh LLC
Koh,sangwoon & Esther
Quit Claim Deed
related
—
Apr 2, 2010
$582,772
David Koh
Robinson,richard A & Margaret V
Warranty Deed
$101,856 · Richard A & Marrgaret V Robinson
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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