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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Office buildings
838 Peace Portal Dr, Blaine, WA 98230-4010
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US90-0507857
Property summary
AI-generated overview
This exceptional mixed-use property, located at 838 Peace Portal Dr, Blaine, WA 98230, presents a unique investment opportunity. The building, originally constructed in 1956 and extensively renovated in 2019, offers a total of 2,016 square feet across two stories. The property features a functional office space on the ground floor and a spacious studio apartment on the upper level, perfect for owner-occupancy or rental income. The building sits on a prime waterfront location, boasting breathtaking water views. The permitted zoning is CB-M-48, allowing for a four-story building. The upstairs studio apartment is currently vacant, presenting immediate rental potential. With a price of $719,900 ($357.09 per square foot), this property offers a compelling combination of commercial and residential space in a highly desirable location. This versatile property is ideal for those seeking a blend of work and living space, or a strong investment opportunity with excellent rental return potential. The building's modern amenities, combined with its classic charm and stunning location, make it a truly exceptional offering. Don't miss this chance to own a piece of Blaine's waterfront.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1956
Total area
2,016 SF
Lot
0.06 ac (2,614 SF)
Zoning code
CM
APN
405101 493516 0000
UPID
US90-0507857
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
-
Fraser Elliott Commercial Real Estate Agency
-
The Firm Real Estate Services Real Estate Agency
-
Locker & Ebert Insurance Insurance Agency
-
R & S Building Construction Company General Contractor
-
Employee Benefits Planning Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$790k
CAP Approach
CAP
$465k
Comparable Approach
Comparable
$777k
Blend (final)
Blend
$750k
Owner & transaction history
Nirwan Law Corporation PC · 1 yrs held
Nirwan Law Corporation PC
since 2025
Last sale
$719,900
7 recorded transactions
Zoning & alternative use
CM · Blaine, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$625,000
+6.7%
Commercial (general)
$590,000
+0.3%
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 Blaine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Blaine 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
$750,000
ML approach
$790,000
CAP Approach
CAP Return
Estimation
6%
$500,000
6.5%
$465,000
7%
$430,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$585,000
Current use
MEDICAL BUILDING
$625,000
Change: +7% · Conversion: Easy
COMMERCIAL (GENERAL)
$590,000
Change: +0% · Conversion: Easy
RETAIL STORES
$505,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $720k (Jan 17 2025)
Last sale anchor
$720k
Jan 17 2025
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
$372 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$2,318
Tax year 2021
Assessed value
$307,376
Assessed 2022
Previous assessed
$307,376
+0.0% YoY
Effective rate
0.75%
On assessed value
Assessed land
$124,875
Assessed improvement
$182,501
Land market value
$124,875
Improvement market value
$182,501
Total market value
$307,376
Applied tax rate
300.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1956
Heating
NONE
Cooling
AC.FAN COOLING
Total area
2,016 SF
Lot
0.06 ac (2,614 SF)
Zoning code
CM
APN
405101 493516 0000
UPID
US90-0507857
Jurisdiction
WHATCOM
Zoning & alternative use
CM · Blaine, WA
Zoning CM · permitted uses
CM · Blaine, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Blaine. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$585,000
MEDICAL BUILDING
Est. value
$625,000
COMMERCIAL (GENERAL)
Est. value
$590,000
RETAIL STORES
Est. value
$505,000
OFFICE BUILDING Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1956
Heating
NONE
Cooling
Yes
Lot
0.06 ac
Current owner
From public records · entity-resolved
Nirwan Law Corporation PC
Entity
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 17, 2025
$719,900
Nirwan Law Corporation PC
Feg Marketing LLC
Warranty Deed
$547,500 · Bank Of The Pacific
Aug 17, 2018
—
Feg Marketing LLC
Feg Capital Investment Corp
Quit Claim Deed
related
—
Sep 8, 2017
$228,000
Feg Capital Investment Corp
Ebp Investments LLC
Warranty Deed
related
—
Mar 31, 2010
$215,000
Ebp Investments LLC
Sammons,duane P
Warranty Deed
$161,250 · Whidbey Island Bank
Dec 12, 2007
—
Blaine Insurance Building LLC
Sammons,duane P
Quit Claim Deed
related
—
Aug 29, 2007
—
Duane P Sammons
Sammons,ann K
Quit Claim Deed
related
—
—
—
Duane P Sammons
—
Deed Of Trust
related
$90,000 · Whatcom State 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.
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