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Property profile & analytics
FOR LEASE
Office buildings
840 E Main St Auburn, WA 98002
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-0063151
For Lease
1 / 2
Contact for pricing
840 E Main St, Auburn, WA 98002
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1941
Construction
WOOD
Total area
4,986 SF
Lot
0.29 ac (12,553 SF)
Zoning code
RO
APN
374760-0010
UPID
US90-0063151
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
-
McGregor Badillo - State Farm Insurance Agent Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$770k
Blend (final)
Blend
$620k
Owner & transaction history
Kumamoto LLC · 5 yrs held
Kumamoto LLC
since 2021
Last sale
$662,500
4 recorded transactions
Zoning & alternative use
RO · Auburn, 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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$535,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $663k (Apr 14 2021)
Last sale anchor
$663k
Apr 14 2021
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
$124 / 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
$9,099
Tax year 2022
Assessed value
$694,400
Assessed 2022
Previous assessed
$694,400
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$188,200
Assessed improvement
$506,200
Land market value
$188,200
Improvement market value
$506,200
Total market value
$694,400
Applied tax rate
133.0000
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
OFFICE BUILDING
Status
For Lease
Year built
1941
Construction
WOOD
Heating
HOT WATER
Stories
1
Total area
4,986 SF
Lot
0.29 ac (12,553 SF)
Zoning code
RO
APN
374760-0010
UPID
US90-0063151
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
RO · Auburn, WAZoning RO · permitted uses
RO · Auburn, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1941
Construction
WOOD
Heating
HOT WATER
Stories
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Kumamoto LLC
Entity
Mailing address
4428 FACTORIA BLVD SE, BELLEVUE, WA 98006-1931
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2021
$662,500
Kumamoto LLC
Executive Office Suites LLC
Warranty Deed
$390,000 · East West Bank
Mar 17, 2006
$385,500
Executive Office Suites LLC
Adele Keller Family
Warranty Deed
—
Dec 28, 2001
$269,000
Adele Keller Family LP
Nuber,frederick W
Grant Deed
—
Oct 4, 1994
$83,539
Frederick W Nuber
Fitchitt,willliam E & Carole C
Grant Deed
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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