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Property profile & analytics
OFF-MARKET
Estimated value
$2,830,000
Manufacturing properties
518 22nd St Hoquiam, WA 98550-4040
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US90-1793573
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1994
Construction
FRAME
Total area
32,800 SF
Lot
2.08 ac (90,605 SF)
APN
51201900000
UPID
US90-1793573
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
-
Ocean Protein Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.12M
Comparable Approach
Comparable
$2.54M
Blend (final)
Blend
$2.83M
Owner & transaction history
Hoquiam Riverview Properties LLC · 17 yrs held
Hoquiam Riverview Properties LLC
since 2008
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.3M
+76.3%
Auto repair, garage
$4.2M
+71.9%
Medical building
$4.1M
+65.4%
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 Hoquiam submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hoquiam 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%
$3,380,000
6.5%
$3,120,000
7%
$2,900,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,460,000
Current use
RETAIL STORES
$4,340,000
Change: +76% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,230,000
Change: +72% · Conversion: Easy
MEDICAL BUILDING
$4,070,000
Change: +65% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,880,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$2.83M
Range $2.55M – $3.11M · ±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
$86 / 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
$14,362
Tax year 2023
Assessed value
$1,299,150
Assessed 2022
Previous assessed
$1,291,515
+0.6% YoY
Effective rate
1.11%
On assessed value
Assessed land
$66,600
Assessed improvement
$1,232,550
Land market value
$66,600
Improvement market value
$1,232,550
Total market value
$1,299,150
Applied tax rate
28.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1994
Construction
FRAME
Heating
NONE
Stories
2
Total area
32,800 SF
Lot
2.08 ac (90,605 SF)
APN
51201900000
UPID
US90-1793573
Jurisdiction
GRAYS HARBOR
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.5M
RETAIL STORES
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$2.9M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1994
Construction
FRAME
Heating
NONE
Stories
2
Lot
2.08 ac
Current owner
From public records · entity-resolved
Hoquiam Riverview Properties LLC
Entity
Mailing address
PO BOX 696, HOQUIAM, WA 98550-0696
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
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
Sep 4, 2018
—
Hoquiam Riverview Prop LLC
—
Grant Deed
related
$14,000,000 · Banner Bk
Sep 16, 2008
$1,860,000
Hoquiam Riverview Properties LLC
Riverview Marine LLC
Warranty Deed
$1,875,000 · Columbia State 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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