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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Office buildings
816 F SE St Auburn, WA 98002-6121
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US90-0701976
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
WOOD
Total area
3,334 SF
Lot
0.26 ac (11,154 SF)
Zoning code
R7
APN
915010-0275
UPID
US90-0701976
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
-
Laurel A. Bailey, LMFT Marriage Or Relationship Counselor
-
David J. Cornell, LMHC Doctor Counselor
-
Abby White Marriage Or Relationship Counselor
-
Dana Lundbeck Marriage Or Relationship Counselor
-
Michael Nielsen, MS Marriage Or Relationship Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$647k
Blend (final)
Blend
$595k
Owner & transaction history
Roy Armstrong · 10 yrs held
Roy Armstrong
since 2016
5 recorded transactions
Zoning & alternative use
R7 · Auburn, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$915,000
+20.1%
Retail stores
$905,000
+18.9%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$760,000
Current use
WAREHOUSE, STORAGE
$915,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$905,000
Change: +19% · Conversion: Moderate
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$178 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$6,773
Tax year 2022
Assessed value
$583,500
Assessed 2022
Previous assessed
$583,500
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$125,000
Assessed improvement
$458,500
Land market value
$125,000
Improvement market value
$458,500
Total market value
$583,500
Applied tax rate
133.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1950
Construction
WOOD
Heating
OTHER
Cooling
OTHER
Stories
1
Total area
3,334 SF
Lot
0.26 ac (11,154 SF)
Zoning code
R7
APN
915010-0275
UPID
US90-0701976
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
R7 · Auburn, WA
Zoning R7 · permitted uses
R7 · Auburn, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$760,000
WAREHOUSE, STORAGE
Est. value
$915,000
RETAIL STORES
Est. value
$905,000
OFFICE BUILDING Current
WAREHOUSE, STORAGE
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
1950
Construction
WOOD
Heating
OTHER
Cooling
Yes
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Roy Armstrong
Individual
Mailing address
PO BOX 9322, TACOMA, WA 98490-0322
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2016
$205,000
Roy Armstrong
Auburn Youth Resources
Warranty Deed
—
—
—
Roy Armstrong
—
Deed Of Trust
related
$337,500 · Caliber Hm Loans
—
—
Auburn Youth Resources
—
Deed Of Trust
related
$150,000 · Columbia State Bank
—
—
Roy Armstrong
—
Deed Of Trust
related
$150,000 · Boeing Emps Cu
—
—
Roy Armstrong
—
Deed Of Trust
related
$150,000 · Boeing Emps 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.
Try Rey
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