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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Grocery and convenience stores
8184 State Hwy 104 Kingston, WA 98346-9471
Entity Owned
3-yr Hold
Free & Clear
Property ID
US90-3337809
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1999
Total area
1,980 SF
Lot
0.85 ac (37,026 SF)
Zoning code
NC
APN
222702-3-033-2002
UPID
US90-3337809
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
$505k
CAP Approach
CAP
$710k
Comparable Approach
Comparable
$542k
Blend (final)
Blend
$585k
Owner & transaction history
Western Refining Retail LLC · 3 yrs held
Western Refining Retail LLC
since 2023
4 recorded transactions
Zoning & alternative use
NC · Kingston, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$890,000
+76.1%
Retail stores
$545,000
+7.9%
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 Kingston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kingston 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
$505,000
CAP Approach
CAP Return
Estimation
6%
$770,000
6.5%
$710,000
7%
$660,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$505,000
Current use
COMMERCIAL (GENERAL)
$890,000
Change: +76% · Conversion: Easy
RETAIL STORES
$545,000
Change: +8% · Conversion: Easy
OFFICE BUILDING
$495,000
Change: -2% · Conversion: Moderate
MEDICAL BUILDING
$480,000
Change: -5% · Conversion: Difficult
WAREHOUSE, STORAGE
$405,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±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
$295 / 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
$13,974
Tax year 2024
Assessed value
$1,614,250
Assessed 2024
Previous assessed
$1,614,250
+0.0% YoY
Effective rate
0.87%
On assessed value
Assessed land
$335,100
Assessed improvement
$1,279,150
Land market value
$335,100
Improvement market value
$1,279,150
Total market value
$1,614,250
Applied tax rate
4,230.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1999
Heating
YES
Stories
1
Total area
1,980 SF
Lot
0.85 ac (37,026 SF)
Zoning code
NC
APN
222702-3-033-2002
UPID
US90-3337809
Jurisdiction
KITSAP
Zoning & alternative use
NC · Kingston, WA
Zoning NC · permitted uses
NC · Kingston, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kingston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$505,000
COMMERCIAL (GENERAL)
Est. value
$890,000
RETAIL STORES
Est. value
$545,000
OFFICE BUILDING
Est. value
$495,000
MEDICAL BUILDING
Est. value
$480,000
WAREHOUSE, STORAGE
Est. value
$405,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
MEDICAL 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
1999
Heating
YES
Stories
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
Western Refining Retail LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3200 HACKBERRY RD, IRVING, TX 75063-0131
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2023
—
Western Refining Retail LLC
Trmc Retail LLC
Special Warranty Deed
—
Oct 1, 2020
—
Trmc Retail LLC
Tesoro Refining & Marketing Co
Grant Deed
related
—
Feb 27, 2012
$397,775
Tesoro Refining & Marketing Co
New Albertsons INC
Grant Deed
—
Jun 26, 2008
$743,321
New Albertsons INC
Albertsons LLC
Warranty 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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