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Property profile & analytics
OFF-MARKET
Estimated value
$1,095,000
Auto shops
81 Wls Rd Sunnyside, WA 98944-8415
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US90-0913966
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
2007
Construction
METAL FRAME
Total area
9,200 SF
Lot
6.52 ac (284,011 SF)
Zoning code
M1
APN
221035-44015
UPID
US90-0913966
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
by Request
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$1.10M
Owner & transaction history
Larry Messmore Tracking LLC · 17 yrs held
Larry Messmore Tracking LLC
since 2008
7 recorded transactions
Zoning & alternative use
M1 · Sunnyside, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this zone is to provide locations for small manufacturing, processing, assembly or storage facilities that will strengthen and diversify Sunnysides economic base without conflicting with adjacent land uses.
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
538.93 ac
Source
Realmo
Top alternative use upside
Office building
$1.6M
+32.9%
Medical building
$1.5M
+28.4%
Industrial (general)
$1.4M
+12.5%
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 Sunnyside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunnyside 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
AUTO REPAIR, GARAGE
$1,205,000
Current use
OFFICE BUILDING
$1,600,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$1,545,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,355,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$1.10M
Range $986k – $1.20M · ±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
$119 / 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
$8,941
Tax year 2024
Assessed value
$1,114,400
Assessed 2024
Previous assessed
$1,043,200
+6.8% YoY
Effective rate
0.80%
On assessed value
Assessed land
$355,000
Assessed improvement
$759,400
Land market value
$355,000
Improvement market value
$759,400
Total market value
$1,114,400
Applied tax rate
460.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
2007
Construction
METAL FRAME
Heating
SPACE
Cooling
YES
Buildings
2
Stories
1
Total area
9,200 SF
Lot
6.52 ac (284,011 SF)
Zoning code
M1
APN
221035-44015
UPID
US90-0913966
Jurisdiction
YAKIMA
Zoning & alternative use
M1 · Sunnyside, WAZoning M1 · permitted uses
M1 · Sunnyside, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this zone is to provide locations for small manufacturing, processing, assembly or storage facilities that will strengthen and diversify Sunnysides economic base without conflicting with adjacent land uses.
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
538.93 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
2007
Construction
METAL FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
2
Lot
6.52 ac
Current owner
From public records · entity-resolved
Larry Messmore Tracking LLC
Entity
Mailing address
PO BOX 1114, SUNNYSIDE, WA 98944-3114
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2008
—
Larry Messmore Tracking LLC
Messmore,larry & Jancy E
Quit Claim Deed
related
—
Dec 18, 2007
—
Larry Messmore Trucking LLC
Messmore,larry & Janey E
Quit Claim Deed
—
Aug 29, 2006
—
Larry Messmore
—
Trustees Deed
related
$240,000 · Columbia River Bank
May 25, 2006
$125,000
Larry Messmore
Hoksbergen Dev LLC
Warranty Deed
—
Aug 13, 2002
—
Olympic Coast Investment INC
Frontier Bank
Quit Claim Deed
related
—
Oct 29, 2001
—
Olympic Coast Investment INC
Frontier Bank
Quit Claim Deed
related
—
Dec 22, 2000
—
Hosbergen Development LLC
Hoksbergen,john & Betty A
Quit Claim Deed
related
—
Apr 29, 1994
$50,000
John Hoksbergen
Woodworth,laurie K & Cora C
Grant Deed
$40,000 · Seller
—
—
Larry Messmore Trucking LLC
—
Deed Of Trust
related
$460,000 · Banner Bank
—
—
Hoksbergen Development LLC
—
Deed Of Trust
related
$113,629 · Cleaver Farming LLC
—
—
Hoksbergen Development LLC
—
Deed Of Trust
related
$3,324,000 · Olympic Coast Investment INC
—
—
John Hoksbergen
—
Deed Of Trust
related
—
—
—
Larry Messmore Trucking LLC
—
Deed Of Trust
related
$450,000 · Columbia State Bank
—
—
Larry Messmore
—
Deed Of Trust
related
$240,000 · Columbia River Bank
—
—
Larry Messmore Trucking LLC
—
Deed Of Trust
related
$1,600,000 · Banner Bank
—
—
Hoksbergen Dev LLC
—
Deed Of Trust
related
$83,700 · Olympic Coast Investment INC
—
—
Hoksbergen Development LLC
—
Deed Of Trust
related
$2,750,000 · Olympic Coast Investment INC
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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