8211 State Hwy 104 Kingston, WA 98346
Entity Owned
9-yr Hold
~
Est. High Equity
Estimated value (blended)
$705k
Range $635k – $776k (±10%)
Implied cap rate
9.10%
In-place · NOI ÷ last sale
Property ID
US90-0853417
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Total area
4,200 SF
Lot
1.32 ac (57,499 SF)
Zoning code
NC
APN
272702-2-045-2005
UPID
US90-0853417
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$535k
CAP Approach
CAP
$750k
Comparable Approach
Comparable
$837k
Blend (final)
Blend
$705k
Owner & transaction history
since 2017
6 recorded transactions
Zoning & alternative use
NC · Kingston, WA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$705k
Value range
$635k – $776k
±10% around blend
Estimated value / SF
$168 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
70
$635k
blend $705k
$776k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,200 SF
Lot area
1.32 ac
Year built
2015
Stories
1
APN
272702-2-045-2005
Assessed value
$1,987,730
Annual tax
$17,208
3
Income approach: direct capitalization
Partial preview
Income approach indication
$750k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$810k
@ 6.5% CAP return
$750k
@ 7% CAP return
$695k
4
Sales comparison
Partial preview
Sales approach indication
$2.59M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.0 mi away · 5,208 SF
14.0 mi away · 3,810 SF
14.6 mi away · 3,546 SF
14.8 mi away · 4,100 SF
16.5 mi away · 4,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$705k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 88 sales
$275
-39%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $168/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
9.10%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.10%
9.0%
NOI (est.)
$139k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.53M
Move the market yield to see immediate price impact.
Value / SF
$364
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.60%9.10%9.60%
$125k
$1.46M
$1.38M
$1.30M
$139k
$1.62M
$1.53M
$1.45M
$153k
$1.78M
$1.68M
$1.59M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$1.40M
11.7 mi · Dec 2025 · $443/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$17,208
Tax year 2024
Assessed value
$1,987,730
Assessed 2024
Previous assessed
$1,933,940
+2.8% YoY
Effective rate
0.87%
On assessed value
Assessed land
$274,920
Assessed improvement
$1,712,810
Land market value
$274,920
Improvement market value
$1,712,810
Total market value
$1,987,730
Applied tax rate
4,230.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
2015
Heating
NONE
Buildings
2
Stories
1
Bathrooms
2
Total area
4,200 SF
Lot
1.32 ac (57,499 SF)
Zoning code
NC
APN
272702-2-045-2005
UPID
US90-0853417
Jurisdiction
KITSAP
Zoning & alternative use
NC · Kingston, WAZoning NC · permitted uses
NC · Kingston, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2015
Heating
NONE
Stories
1
Buildings
2
Bathrooms
2
Lot
1.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
NC
Jurisdiction
Kingston, WA
Recorded code
NC
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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