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Property profile & analytics
OFF-MARKET
Estimated value
$58,500,000
Distribution centers
521 8th SW St, Auburn, WA 98001-5920
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US90-1348152
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
286,350 SF
Lot
13.84 ac (602,881 SF)
Zoning code
M1
APN
132104-9019
UPID
US90-1348152
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
-
Parts ASAP | Summit Supply LLC Building Supply Industrial Manufacturer
-
Edward Don & Company Distribution Center Logistics Company
-
American Tire Distributors (Bike/Boat/Book/etc) Store Auto Parts Store
-
Qulity Heating And Air Conditioner Repair HVAC Service General Contractor
-
Smith & Greene Co Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$58.50M
CAP Approach
CAP
$53.80M
Comparable Approach
Comparable
$67.81M
Blend (final)
Blend
$58.50M
Owner & transaction history
Auburn Owner LLC · 1 yrs held
Auburn Owner LLC
since 2024
Last sale
$58.5M
7 recorded transactions
Zoning & alternative use
M1 · Auburn, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$83.1M
+49.8%
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
$58,500,000
ML approach
$58,500,000
CAP Approach
CAP Return
Estimation
6%
$58,285,000
6.5%
$53,800,000
7%
$49,960,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$55,465,000
Current use
OFFICE BUILDING
$83,095,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$58.50M
Range $52.65M – $64.35M · ±10% · vs last sale $58.50M (Aug 20 2024)
Last sale anchor
$58.50M
Aug 20 2024
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
$204 / 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
$599,017
Tax year 2022
Assessed value
$51,952,800
Assessed 2022
Previous assessed
$51,952,800
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$6,028,800
Assessed improvement
$45,924,000
Land market value
$6,028,800
Improvement market value
$45,924,000
Total market value
$51,952,800
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Bathrooms
1
Total area
286,350 SF
Lot
13.84 ac (602,881 SF)
Zoning code
M1
APN
132104-9019
UPID
US90-1348152
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
M1 · Auburn, WA
Zoning M1 · permitted uses
M1 · Auburn, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$55.5M
OFFICE BUILDING
Est. value
$83.1M
WAREHOUSE, STORAGE Current
OFFICE 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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Bathrooms
1
Lot
13.84 ac
Current owner
From public records · entity-resolved
Auburn Owner LLC
Entity
Mailing address
30 PO BOX A3879, CHICAGO, IL 60690-3879
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 20, 2024
$58,500,000
Auburn Owner LLC
Bre Jupiter B East Wa Owner LLC
Bargain And Sale Deed
$174,800,000 · Forethought Life Insurance Company
Mar 13, 2024
—
Bre Jupiter B East Wa Owner LLC
—
Deed
related
$4,700,000 · Wells Fargo Bank NA
Oct 2, 2019
—
Western B Northwest Wa LLC
—
Deed
related
—
Nov 16, 2015
—
Western B Northwest Wa LLC
Iit Auburn Dc LLC
Special Warranty Deed
—
Oct 1, 2013
$24,750,000
Iit Auburn Dc LLC
Guardian Life Ins Co Of America
Grant Deed
—
Jul 6, 2005
$5,000
Santillanes Hospitality LLC
Guardian Life Ins Co America
Grant Deed
—
Oct 30, 2002
$14,600
Guardian Life Insurance Co
Principal Life Insurance Co
Grant Deed
—
May 8, 2000
—
Auburn City (wa)
Principal Life Insurance Co
Quit Claim Deed
related
—
May 8, 1998
$3,166,291
Principal Mutual Life Insuranc
Fassbind Investments
Grant Deed
—
—
—
Guardian Life Ins Co Of America
—
Deed Of Trust
related
$6,500,000 · Great-west Life & Annuity Ins
—
—
Guardian Life Ins Co America
—
Deed Of Trust
related
$6,500,000 · Allstate Life Insurance Co
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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