Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Warehouses
8242 State Hwy 104 Kingston, WA 98346-9445
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-0454304
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1998
Total area
4,960 SF
Lot
0.7 ac (30,492 SF)
Zoning code
NC
APN
222702-3-039-2006
UPID
US90-0454304
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
$1.01M
CAP Approach
CAP
$730k
Comparable Approach
Comparable
$985k
Blend (final)
Blend
$815k
Owner & transaction history
Gary Investments LLC · 2 yrs held
Gary Investments LLC
since 2023
Last sale
$770,000
6 recorded transactions
Zoning & alternative use
NC · Kingston, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+24.8%
Office building
$1.2M
+21.8%
Medical building
$1.2M
+18.7%
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
$1,000,000
ML approach
$1,010,000
CAP Approach
CAP Return
Estimation
6%
$790,000
6.5%
$730,000
7%
$680,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,015,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,265,000
Change: +25% · Conversion: Moderate
OFFICE BUILDING
$1,235,000
Change: +22% · Conversion: Difficult
MEDICAL BUILDING
$1,205,000
Change: +19% · Conversion: Difficult
AUTO REPAIR, GARAGE
$860,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$815k
Range $734k – $897k · ±10% · vs last sale $770k (Dec 4 2023)
Last sale anchor
$770k
Dec 4 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
$164 / 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
$5,357
Tax year 2024
Assessed value
$618,770
Assessed 2024
Previous assessed
$609,160
+1.6% YoY
Effective rate
0.87%
On assessed value
Assessed land
$166,110
Assessed improvement
$452,660
Land market value
$166,110
Improvement market value
$452,660
Total market value
$618,770
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Heating
YES
Stories
1
Total area
4,960 SF
Lot
0.7 ac (30,492 SF)
Zoning code
NC
APN
222702-3-039-2006
UPID
US90-0454304
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
WAREHOUSE, STORAGE Current
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$860,000
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1998
Heating
YES
Stories
1
Lot
0.7 ac
Current owner
From public records · entity-resolved
Gary Investments LLC
Entity
Mailing address
3938 NE SAWDUST HL RD, POULSBO, WA 98370-5807
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2023
$770,000
Gary Investments LLC
Richard Alan Lesser
Warranty Deed
$693,000 · The Lasser Opalenik Revocable Famil
Dec 28, 2010
$475,000
Lasser & Opalenik Trust
Seabreeze LLC
Warranty Deed
$356,250 · Liberty Bay Bank
Dec 28, 2010
—
Seabreeze LLC
Kountry Korners Properties INC
Grant Deed
related
—
Jul 7, 2000
$327,500
Seabreeze LLC
Kountry Korners Properties INC
Grant Deed
$252,500 · Seller
—
—
Seabreeze LLC
—
Deed Of Trust
related
$250,390 · Kitsap Bank
—
—
Seabreeze LLC
—
Deed Of Trust
related
$216,532 · Kitsap Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8242 State Hwy 104?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
