Entity Owned Property summary
AI-generated overview
The property is an ophthalmology-focused medical and surgical eye care facility known as Evergreen Eye Center. It occupies an 8,396-square-foot building in Auburn, Washington, and provides clinical services including surgery and laser-based treatments along with other advanced ophthalmic procedures. The facility includes in-house ambulatory surgery center (ASC) capabilities for performing surgical and laser services on-site. The broader organization operates additional locations in Federal Way, Burien, Seattle, and Tacoma, indicating a multi-site healthcare footprint beyond the Auburn facility.
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1998
Construction
WOOD
Total area
8,248 SF
Lot
0.64 ac (27,764 SF)
Zoning code
C1
APN
182105-9328
UPID
US90-1368049
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician Ophthalmologist
-
Ophthalmologist
-
Ophthalmologist
-
Physician
-
Ophthalmologist
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.70M
Blend (final)
Blend
$3.99M
Owner & transaction history
since 2021
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
C1 · Auburn, WA
Top alternative use upside
Industrial (general)
$5.2M
+60.8%
Commercial (general)
$4.3M
+33.0%
Restaurant
$4.1M
+26.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.99M
Value range
$3.59M – $4.38M
±10% around blend
Estimated value / SF
$483 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
40
$3.59M
blend $3.99M
$4.38M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,248 SF
Lot area
0.64 ac
Year built
1998
Stories
1
APN
182105-9328
Zoning
C1
Assessed value
$2,996,300
Annual tax
$34,526
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.23M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.7 mi away · 6,738 SF
26.9 mi away · 5,922 SF
27.1 mi away · 7,544 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.99M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 123 sales
$395
+22%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $483/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+61%
vs current-use indication
Commercial (general)
Restaurant
Medical Building · current use
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
2.70%
Implied, in-place cap rate for this medical office space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$259k *
Last sale · Oct 2021
$3.70M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$9.59M
Move the market yield to see immediate price impact.
Value / SF
$1,163
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.20%2.70%3.20%
$233k
$10.59M
$8.63M
$7.28M
$259k
$11.77M
$9.59M
$8.09M
$285k
$12.94M
$10.55M
$8.90M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$1.78M
4.7 mi · Feb 2026 · $183/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$34,526
Tax year 2022
Assessed value
$2,996,300
Assessed 2022
Previous assessed
$2,996,300
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$360,900
Assessed improvement
$2,635,400
Land market value
$360,900
Improvement market value
$2,635,400
Total market value
$2,996,300
Applied tax rate
133.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
GAS
Cooling
AC.PACKAGE
Stories
1
Total area
8,248 SF
Lot
0.64 ac (27,764 SF)
Zoning code
C1
APN
182105-9328
UPID
US90-1368049
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Auburn, WAZoning C1 · permitted uses
C1 · Auburn, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Construction
WOOD
Heating
GAS
Cooling
Yes
Stories
1
Lot
0.64 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1
Jurisdiction
Auburn, WA
Recorded code
C1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C1 in Auburn, WA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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