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Property profile & analytics
OFF-MARKET
Estimated value
$1,075,000
Office buildings
803 Vandercook Way, Longview, WA 98632-4057
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US90-0109161
Property summary
AI-generated overview
This exceptional mixed-use investment property, located at 803 Vandercook Way in Longview, Washington, presents a compelling opportunity. The 9,430 square foot building, situated on a 10,568 square foot lot in the Central Business District (CBD), boasts 14 units spread across two stories. Built in 1962 and extensively renovated in 2023 and 2024, the property offers a blend of office and retail spaces, currently enjoying 100% occupancy. The strong tenant base, with multiple businesses operating for over five years, generates a substantial Net Operating Income (NOI) of $70,912, translating to a 5.96% capitalization rate. The asking price is $1,190,000. Significant upside potential exists through future rent increases as leases renew, and there's potential for expansion within the existing common area. This fully occupied, high-yield property is an excellent addition to any investment portfolio. The property's APN is 08975 and its zip code is 98632. The property is located in Cowlitz County.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1962
Total area
9,590 SF
Lot
0.24 ac (10,566 SF)
APN
8975
UPID
US90-0109161
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
-
Brown and Seelye Law Firm Financial Advisor
-
Empowered Health and Wellness Physician
-
1st Crown Realty Corporation/Longview, WA Real Estate Agency
-
Voight Enterprises Business Management Consultant
-
Clear Choice Counseling: Fisher Lavern Counselor Doctor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$767k
Blend (final)
Blend
$1.08M
Owner & transaction history
Educational Service District 112
Educational Service District 112
since 2025
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+45.8%
Auto repair, garage
$1.2M
+8.8%
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 Longview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Longview 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,090,000
Current use
RESTAURANT
$1,590,000
Change: +46% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,190,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$925,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.08M
Range $968k – $1.18M · ±10% · vs last sale $1.28M (Dec 17 2025)
Last sale anchor
$1.28M
Dec 17 2025
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
$112 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$5,657
Tax year 2023
Assessed value
$638,830
Assessed 2022
Previous assessed
$638,830
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$84,530
Assessed improvement
$554,300
Land market value
$84,530
Improvement market value
$554,300
Total market value
$638,830
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1962
Heating
FLOOR/WALL FURNACE
Stories
2
Total area
9,590 SF
Lot
0.24 ac (10,566 SF)
APN
8975
UPID
US90-0109161
Jurisdiction
COWLITZ
Zoning & alternative use
Zoning · permitted uses
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
OFFICE BUILDING Current
Est. value
$1.1M
RESTAURANT
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$925,000
OFFICE BUILDING Current
RESTAURANT
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
1962
Heating
FLOOR/WALL FURNACE
Stories
2
Lot
0.24 ac
Current owner
From public records · entity-resolved
Educational Service District 112
Individual
Mailing address
14909 NE 113TH ST, VANCOUVER, WA 98682-2017
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2025
$1,284,995
Educational Service District 112
Boco Land Investments LLC
Warranty Deed
—
Dec 1, 2025
—
Boco Land Investments LLC
Kev Investments LLC
Quitclaim Deed
related
—
Apr 4, 2025
—
Boco Land Investments LLC
—
Deed
related
$500,000 · Heritage Southeast Bank
Sep 19, 2019
—
Cowlitz County
City Of Longview
Quit Claim Deed
related
—
Jul 9, 2018
—
Kwl Investments LLC
—
Deed
related
—
Jun 29, 2018
$645,000
Boco Land Investments LLC
803 Executive LLC
Warranty Deed
$303,000 · Us Bank NA
Jun 21, 2017
—
803 Executive LLC
—
Deed
related
$131,379 · Fibre FCU
—
—
803 Executive LLC
—
Deed Of Trust
related
$150,000 · Riverview Community Bank
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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