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Property profile & analytics
OFF-MARKET
Estimated value
$6,775,000
Retail space
811 Everett Mall Way Everett, WA 98208-3761
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US90-0983053
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
TYPE NOT SPECIFIED
Total area
25,000 SF
Lot
1.64 ac (71,438 SF)
Zoning code
C-1R
APN
28051800307400
UPID
US90-0983053
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
-
T-Mobile Mobile Phone Store Electronics & Wireless Store
-
Dollar Tree Discount Store
-
Sam's Cats & Dogs Naturally (Bike/Boat/Book/etc) Store Pet Store & Service
-
Olympic Hot Tub Everett (Bike/Boat/Book/etc) Store Kitchen & Bath Showroom
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.41M
CAP Approach
CAP
$5.56M
Comparable Approach
Comparable
$7.59M
Blend (final)
Blend
$6.78M
Owner & transaction history
Crystal Lake Holdings LLC · 1 yrs held
Crystal Lake Holdings LLC
since 2025
Last sale
$7.3M
7 recorded transactions
Zoning & alternative use
C-1R · Everett, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.3M
+14.8%
Auto repair, garage
$8.8M
+8.4%
Office building
$8.4M
+4.1%
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 Everett submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Everett 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
$6,525,000
ML approach
$6,410,000
CAP Approach
CAP Return
Estimation
6%
$6,015,000
6.5%
$5,555,000
7%
$5,155,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,115,000
Current use
MEDICAL BUILDING
$9,315,000
Change: +15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,795,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$8,445,000
Change: +4% · Conversion: Easy
WAREHOUSE, STORAGE
$7,725,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$6.78M
Range $6.10M – $7.45M · ±10% · vs last sale $7.29M (Feb 21 2025)
Last sale anchor
$7.29M
Feb 21 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
$271 / 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
$48,521
Tax year 2023
Assessed value
$5,907,500
Assessed 2023
Previous assessed
$5,835,000
+1.2% YoY
Effective rate
0.82%
On assessed value
Assessed land
$2,591,500
Assessed improvement
$3,316,000
Land market value
$2,591,500
Improvement market value
$3,316,000
Total market value
$5,907,500
Applied tax rate
10.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
NONE
Stories
1
Bathrooms
1
Total area
25,000 SF
Lot
1.64 ac (71,438 SF)
Zoning code
C-1R
APN
28051800307400
UPID
US90-0983053
Jurisdiction
SNOHOMISH
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
C-1R · Everett, WA
Zoning C-1R · permitted uses
C-1R · Everett, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Everett. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$8.1M
MEDICAL BUILDING
Est. value
$9.3M
AUTO REPAIR, GARAGE
Est. value
$8.8M
OFFICE BUILDING
Est. value
$8.4M
WAREHOUSE, STORAGE
Est. value
$7.7M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1985
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
1
Lot
1.64 ac
Current owner
From public records · entity-resolved
Crystal Lake Holdings LLC
Entity
Mailing address
2551 THORNDYKE AVE W, SEATTLE, WA 98199-3587
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2025
$7,290,000
Crystal Lake Holdings LLC
John W Kirk JR
Warranty Deed
$3,800,000 · Genworth Life Insurance Company
Aug 24, 2021
$5,835,000
John W Kirk JR
Rmd Property Management LLC
Warranty Deed
$3,020,000 · Washington State Employees Cu
Feb 26, 2008
$5,300,280
Rmd Development & Property Mang LLC
Grbavac & Tomich LLC
Warranty Deed
$3,100,000 · Pacific Capital Bank NA
Mar 17, 2000
—
Grbavac & Tomich LLC
Tomich,james M
Quit Claim Deed
related
—
Feb 27, 1998
$4,125,000
James M Tomich
Tws Developing Co
Grant Deed
$3,088,432 · Frontier Bank
Jun 12, 1997
$2,100,000
Tws Developing Co LLC
Brand-broadway Associates
Grant Deed
$2,600,000 · Seafirst Bank
—
—
Rmd Property Management LLC
—
Deed Of Trust
related
$2,950,000 · Salal Cu
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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