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Property profile & analytics
OFF-MARKET
Estimated value
$7,775,000
Retail space
5101 Yacht Clb Rd Ruston, WA 98407-3154
Entity Owned
1-yr Hold
Free & Clear
Property ID
US90-3293456
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
32,726 SF
Lot
3.88 ac (169,013 SF)
APN
221231106
UPID
US90-3293456
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
$6.06M
Comparable Approach
Comparable
$8.23M
Blend (final)
Blend
$7.78M
Owner & transaction history
Aurc III LLC · 1 yrs held
Aurc III LLC
since 2025
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.8M
+29.7%
Auto repair, garage
$12.1M
+22.3%
Commercial (general)
$10.1M
+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 Ruston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ruston 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%
$6,565,000
6.5%
$6,060,000
7%
$5,625,000
Alternative Use
Use
Estimation
RETAIL STORES
$9,885,000
Current use
RESTAURANT
$12,815,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$12,085,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,090,000
Change: +2% · Conversion: Easy
WAREHOUSE, STORAGE
$9,805,000
Change: -1% · Conversion: Difficult
MEDICAL BUILDING
$8,010,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$7.78M
Range $7.00M – $8.55M · ±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
$238 / 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
$171,092
Tax year 2024
Assessed value
$18,286,700
Assessed 2024
Previous assessed
$18,286,700
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$4,464,300
Assessed improvement
$13,822,400
Land market value
$4,464,300
Improvement market value
$13,822,400
Total market value
$18,286,700
Applied tax rate
105.0000
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
2019
Heating
HEAT PUMP
Stories
1
Units
1
Total area
32,726 SF
Lot
3.88 ac (169,013 SF)
APN
221231106
UPID
US90-3293456
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
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
$9.9M
RESTAURANT
Est. value
$12.8M
AUTO REPAIR, GARAGE
Est. value
$12.1M
COMMERCIAL (GENERAL)
Est. value
$10.1M
WAREHOUSE, STORAGE
Est. value
$9.8M
MEDICAL BUILDING
Est. value
$8.0M
RETAIL STORES Current
RESTAURANT
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
2019
Heating
HEAT PUMP
Stories
1
Units
1
Lot
3.88 ac
Current owner
From public records · entity-resolved
Aurc III LLC
Entity
Free & Clear · 1 yrs held
Ownership since
2025
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
Sep 19, 2025
—
Aurc III LLC
—
Deed
related
$3,500,000 · American United Management LLC
Jul 23, 2025
$66,000,000
Aurc III LLC
Point Ruston Phase II LLC
Deed
related
—
Jul 18, 2025
$66,000,000
Aurc III LLC
Point Ruston Phase II LLC
Deed
related
—
Mar 1, 2024
—
Aurc III LLC
Serpanok Construction INC
Deed In Lieu Of Foreclosure
related
—
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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