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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Industrial properties
7820 Robillard Rd Moxee, WA 98936-9531
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US90-0448177
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2008
Construction
METAL FRAME
Total area
8,400 SF
Lot
5.2 ac (226,512 SF)
Zoning code
AG
APN
191213-22005
UPID
US90-0448177
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
$1.03M
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$1.11M
Owner & transaction history
Cls Farms LLC · 8 yrs held
Cls Farms LLC
since 2018
6 recorded transactions
Zoning & alternative use
AG · Moxee, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+18.1%
Medical building
$1.4M
+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 Moxee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Moxee 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%
$1,110,000
6.5%
$1,025,000
7%
$950,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,235,000
Current use
OFFICE BUILDING
$1,460,000
Change: +18% · Conversion: Difficult
MEDICAL BUILDING
$1,410,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,100,000
Change: -11% · Conversion: Easy
RETAIL STORES
$1,065,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±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
$132 / 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
$23,553
Tax year 2024
Assessed value
$2,201,000
Assessed 2024
Previous assessed
$2,169,200
+1.5% YoY
Effective rate
1.07%
On assessed value
Assessed land
$46,800
Assessed improvement
$2,154,200
Land market value
$46,800
Improvement market value
$2,154,200
Total market value
$2,201,000
Applied tax rate
385.0000
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
Off-Market
Year built
2008
Construction
METAL FRAME
Heating
NONE
Buildings
4
Stories
1
Total area
8,400 SF
Lot
5.2 ac (226,512 SF)
Zoning code
AG
APN
191213-22005
UPID
US90-0448177
Jurisdiction
YAKIMA
Zoning & alternative use
AG · Moxee, WA
Zoning AG · permitted uses
AG · Moxee, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Moxee. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
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
2008
Construction
METAL FRAME
Heating
NONE
Stories
1
Buildings
4
Lot
5.2 ac
Current owner
From public records · entity-resolved
Cls Farms LLC
Entity
Free & Clear · 8 yrs held
Mailing address
6605 MIERAS RD, YAKIMA, WA 98901-7922
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2025
—
Cls Farms LLC
—
Deed
related
$18,400,000 · Rabo Agrifinance INC
Aug 26, 2020
—
Cls Farms LLC
—
Deed
related
$2,093,000 · Rabo Agrifinance INC
Jul 12, 2018
—
Cls Farms LLC
—
Trustees Deed
related
$1,500,000 · Rabo Agrifinance
Apr 11, 2018
—
Cls Farms LLC
Roy Alcid J & F A Trust
Warranty Deed
related
—
Jul 24, 2009
$465,000
Cls Farms LLC
Royal Ranches LLC
Grant Deed
—
Sep 18, 2007
—
Royal Ranches LLC
Roy,alcid & F Arlene
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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