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Property profile & analytics
FOR SALE
Industrial properties
7502 Campbell Rd Toppenish, WA 98948
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-1317452
For Sale
1 / 46
$6,750,000
7502 Campbell Rd, Toppenish, WA 98948
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2005
Construction
METAL FRAME
Total area
10,461 SF
Lot
79.09 ac (3,445,160 SF)
Zoning code
AG
APN
191016-41001
UPID
US90-1317452
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
by Request
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$1.30M
Owner & transaction history
Brulotte Farms INC · 6 yrs held
Brulotte Farms INC
since 2020
7 recorded transactions
Zoning & alternative use
AG · Toppenish, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Map
Top alternative use upside
Office building
$1.8M
+18.1%
Medical building
$1.8M
+14.2%
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 Toppenish submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Toppenish 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%
$1,380,000
6.5%
$1,275,000
7%
$1,185,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,540,000
Current use
OFFICE BUILDING
$1,820,000
Change: +18% · Conversion: Difficult
MEDICAL BUILDING
$1,755,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,370,000
Change: -11% · Conversion: Easy
RETAIL STORES
$1,325,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±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
$124 / 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
$16,001
Tax year 2024
Assessed value
$1,824,360
Assessed 2024
Previous assessed
$1,727,940
+5.6% YoY
Effective rate
0.88%
On assessed value
Assessed land
$216,160
Assessed improvement
$1,608,200
Land market value
$571,000
Improvement market value
$1,608,200
Total market value
$2,179,200
Applied tax rate
562.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Sale
Year built
2005
Construction
METAL FRAME
Heating
NONE
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Bathrooms
1
Total area
10,461 SF
Lot
79.09 ac (3,445,160 SF)
Zoning code
AG
APN
191016-41001
UPID
US90-1317452
Jurisdiction
YAKIMA
Zoning & alternative use
AG · Toppenish, WAZoning AG · permitted uses
AG · Toppenish, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2005
Construction
METAL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
1
Lot
79.09 ac
Current owner
From public records · entity-resolved
Brulotte Farms INC
Entity
Mailing address
7502 CAMPBELL RD, TOPPENISH, WA 98948-9418
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2020
—
Brulotte Farms INC
—
Deed
related
$11,280,000 · Farm Credit Svcs
Jun 13, 2018
—
Brulotte Farms INC
—
Deed Of Trust
related
$11,000,000 · Farm Credit Svcs
Mar 31, 2003
—
Brulotte Farms INC
—
Deed Of Trust
related
$1,570,000 · Central Valley Bank
—
—
Brulotte Farms INC
—
Loan Modification
related
$7,165,000 · Central Vly Bk
—
—
Topp Hop Ranch LLC
—
Deed Of Trust
related
$3,400,000 · Northwest Farm Credit Svcs Flc
—
—
Brulotte Farms INC
—
Deed Of Trust
related
$9,800,000 · Farm Credit Svcs
—
—
Brulotte Farms INC
—
Loan Modification
related
$11,280,000 · Farm Credit Svcs
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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