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Property profile & analytics
OFF-MARKET
Estimated value
$1,330,000
Outlet malls
618 Wine Country Rd Grandview, WA 98930-1062
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US90-1902829
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2014
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,396 SF
Lot
0.83 ac (36,155 SF)
Zoning code
COM
APN
230924-22424
UPID
US90-1902829
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
-
O'Reilly Auto Parts Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.16M
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.33M
Owner & transaction history
Hogback Grandview I LLC · 12 yrs held
Hogback Grandview I LLC
since 2014
5 recorded transactions
Zoning & alternative use
COM · Grandview, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+130.2%
Office building
$1.3M
+37.0%
Medical building
$1.2M
+32.4%
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 Grandview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grandview 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%
$1,250,000
6.5%
$1,155,000
7%
$1,070,000
Alternative Use
Use
Estimation
RETAIL STORES
$940,000
Current use
COMMERCIAL (GENERAL)
$2,160,000
Change: +130% · Conversion: Easy
OFFICE BUILDING
$1,285,000
Change: +37% · Conversion: Easy
MEDICAL BUILDING
$1,240,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,090,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$965,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$1.33M
Range $1.20M – $1.46M · ±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
$180 / 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
$8,486
Tax year 2024
Assessed value
$987,500
Assessed 2024
Previous assessed
$880,450
+12.2% YoY
Effective rate
0.86%
On assessed value
Assessed land
$160,000
Assessed improvement
$827,500
Land market value
$160,000
Improvement market value
$827,500
Total market value
$987,500
Applied tax rate
440.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2014
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Total area
7,396 SF
Lot
0.83 ac (36,155 SF)
Zoning code
COM
APN
230924-22424
UPID
US90-1902829
Jurisdiction
YAKIMA
Zoning & alternative use
COM · Grandview, WAZoning COM · permitted uses
COM · Grandview, WA
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
$940,000
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$965,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2014
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Hogback Grandview I LLC
Entity
Mailing address
PO BOX 9167, SPRINGFIELD, MO 65801-9167
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2014
$250,000
Hogback Grandview I LLC
Upper Columbia Corp/7th Day Ad
Warranty Deed
$200,000 · Upper Columbia Corp
Feb 24, 2014
—
Oreilly Auto Ents LLC
Oreilly Automotive Stores INC
Quit Claim Deed
—
Oct 2, 2013
—
Upper Columbia Corp Of Seventh-da
Anderson Philip C
Grant Deed
related
—
Jan 9, 2013
$275,000
Oreilly Automotive Stores INC
Anderson,philip C
Warranty Deed
—
Aug 10, 2012
$24,893
Anderson,philip C
Rockstrom,a Raymond & Emma A
Dual Purpose Document
$24,893 · A Raymond & Emma A Rockstrom
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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