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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Retail space
621 Auburn S Way Auburn, WA 98002
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-0850825
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,766 SF
Lot
0.14 ac (5,956 SF)
Zoning code
C3
APN
083500-0005
UPID
US90-0850825
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
$935k
CAP Approach
CAP
$1.04M
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$965k
Owner & transaction history
M & S Property Management LLC · 3 yrs held
M & S Property Management LLC
since 2023
Last sale
$925,000
5 recorded transactions
Zoning & alternative use
C3 · Auburn, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+45.4%
Auto repair, garage
$1.3M
+26.6%
Warehouse, storage
$1.0M
+1.0%
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
$1,005,000
ML approach
$935,000
CAP Approach
CAP Return
Estimation
6%
$1,125,000
6.5%
$1,035,000
7%
$960,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,025,000
Current use
MEDICAL BUILDING
$1,490,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,295,000
Change: +27% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,035,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$860,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±10% · vs last sale $925k (May 30 2023)
Last sale anchor
$925k
May 30 2023
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
$256 / 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
$8,398
Tax year 2024
Assessed value
$621,400
Assessed 2023
Previous assessed
$621,400
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$85,000
Assessed improvement
$536,400
Land market value
$85,000
Improvement market value
$536,400
Total market value
$621,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Total area
3,766 SF
Lot
0.14 ac (5,956 SF)
Zoning code
C3
APN
083500-0005
UPID
US90-0850825
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
C3 · Auburn, WA
Zoning C3 · permitted uses
C3 · 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
RETAIL STORES Current
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$860,000
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1953
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
M & S Property Management LLC
Entity
Mailing address
621 AUBURN WAY S, AUBURN, WA 98002
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
May 30, 2023
$925,000
M & S Property Management LLC
Aulgur Fawcett Investment Propertie
Warranty Deed
$693,750 · Umpqua Bank
Jun 3, 2004
—
Auburn City (wa)
Aulgur/fawcett Investment Prop
Grant Deed
related
—
Jan 16, 2004
—
Fawcett Investment Pro Aulgur
Aulgur,harvey H & Peggy J
Quit Claim Deed
related
—
Jan 4, 1995
$122,000
Aulgur/fawcett Investment Co
Bacoka,john T
Grant Deed
$100,000 · West One Bank Washington
Sep 17, 1991
—
John Bacoka
Bacoka,milka
Quit Claim Deed
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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