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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Turn key restaurants
8228 State Hwy 104 Kingston, WA 98346-9450
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US90-1090848
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2013
Total area
5,929 SF
Lot
1.7 ac (74,052 SF)
Zoning code
NC
APN
222702-3-009-2002
UPID
US90-1090848
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
$465k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$546k
Blend (final)
Blend
$505k
Owner & transaction history
Puerto Vallarta Of Kingston LLC · 13 yrs held
Puerto Vallarta Of Kingston LLC
since 2012
6 recorded transactions
Zoning & alternative use
NC · Kingston, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$85 / 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
$10,859
Tax year 2024
Assessed value
$1,254,330
Assessed 2024
Previous assessed
$1,128,900
+11.1% YoY
Effective rate
0.87%
On assessed value
Assessed land
$314,310
Assessed improvement
$940,020
Land market value
$314,310
Improvement market value
$940,020
Total market value
$1,254,330
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2013
Heating
NONE
Stories
1
Total area
5,929 SF
Lot
1.7 ac (74,052 SF)
Zoning code
NC
APN
222702-3-009-2002
UPID
US90-1090848
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.
Building & site characteristics
From public records
Year built
2013
Heating
NONE
Stories
1
Lot
1.7 ac
Current owner
From public records · entity-resolved
Puerto Vallarta Of Kingston LLC
Entity
Mailing address
PO BOX 408, GIG HARBOR, WA 98335-0408
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2012
—
Puerto Vallarta Of Kingston LLC
Andrade,sergio C & Patricia
Quit Claim Deed
related
$2,484,300 · Kitsap Bank
Jul 31, 2006
—
Sergio C Andrade
Exchange Transactions Reverse
Warranty Deed
related
—
Feb 17, 2006
$700,000
Exchange Transactions Reverse
Kitsap Community FCU
Warranty Deed
$480,000 · Kitsap Bank
Jan 29, 1999
$530,000
Kitsap Community FCU
Cross Sound Properties INC
Grant Deed
related
—
Sep 29, 1993
$1,500
Cross Sound Properties INC
Unknown
Grant Deed
related
—
—
—
Puerto Vallarta Of Kingston LLC
—
Deed Of Trust
related
$1,008,900 · Evergreen Busn Cap
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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