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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Grocery and convenience stores
820 Cleveland Ave, Mount Vernon, WA 98273-4234
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-1013817
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1964
Total area
12,390 SF
Lot
0.67 ac (29,377 SF)
APN
3755-001-008-0001
UPID
US90-1013817
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
-
Amazon Locker - Albarosa Courier Service Postal Service
-
Coin Cloud Bitcoin ATM Currency Exchange Service Kiosk
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$1.61M
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$1.33M
Owner & transaction history
Sams Kids LLC · 3 yrs held
Sams Kids LLC
since 2023
Last sale
$1.5M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+7.3%
Commercial (general)
$2.0M
+3.9%
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 Mount Vernon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Vernon 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
$1,300,000
ML approach
$1,295,000
CAP Approach
CAP Return
Estimation
6%
$1,745,000
6.5%
$1,610,000
7%
$1,495,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,960,000
Current use
OFFICE BUILDING
$2,100,000
Change: +7% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,035,000
Change: +4% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,765,000
Change: -10% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,620,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.45M (Jun 30 2023)
Last sale anchor
$1.45M
Jun 30 2023
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
$107 / 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
$10,853
Tax year 2022
Assessed value
$878,800
Assessed 2021
Previous assessed
$878,800
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$462,700
Assessed improvement
$416,100
Land market value
$462,700
Improvement market value
$416,100
Total market value
$878,800
Applied tax rate
930.0000
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
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1964
Heating
NONE
Stories
1
Total area
12,390 SF
Lot
0.67 ac (29,377 SF)
APN
3755-001-008-0001
UPID
US90-1013817
Jurisdiction
SKAGIT
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
RETAIL STORES Current
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.6M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1964
Heating
NONE
Stories
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Sams Kids LLC
Entity
Mailing address
5378 S ELK WAY, AURORA, CO 80016-5918
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2023
$1,450,000
Sams Kids LLC
Bradley W Watson
Warranty Deed
$1,956,000 · Hanmi Bank
Feb 13, 2023
—
Bradley W Watson
Bradley W Watson
Intrafamily Transfer
related
—
May 8, 2013
—
Watson,edward J JR & Sara H Trust
Watson,edward J JR
Quit Claim 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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