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Property profile & analytics
OFF-MARKET
Estimated value
$2,595,000
Grocery and convenience stores
8401 Cyn E Rd Puyallup, WA 98371-6319
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1446623
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,400 SF
Lot
0.6 ac (26,351 SF)
Zoning code
RNC
APN
420316009
UPID
US90-1446623
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
-
Canyon Pizza and Mini Mart Restaurant
-
Shell Gas Station
-
Marathon Gas Station
-
canyon pizza & mini mart Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$2.60M
Owner & transaction history
Rajsun LLC · 4 yrs held
Rajsun LLC
since 2022
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
RNC · Puyallup, 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 Puyallup submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Puyallup 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
$3,005,000
ML approach
$2,925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.60M
Range $2.34M – $2.85M · ±10% · vs last sale $2.60M (Jun 2 2022)
Last sale anchor
$2.60M
Jun 2 2022
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
$1,081 / 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
$13,444
Tax year 2024
Assessed value
$1,069,400
Assessed 2024
Previous assessed
$1,069,400
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$605,000
Assessed improvement
$464,400
Land market value
$605,000
Improvement market value
$464,400
Total market value
$1,069,400
Applied tax rate
515.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Status
Off-Market
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
2
Stories
1
Units
1
Total area
2,400 SF
Lot
0.6 ac (26,351 SF)
Zoning code
RNC
APN
420316009
UPID
US90-1446623
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
RNC · Puyallup, WAZoning RNC · permitted uses
RNC · Puyallup, 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
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Buildings
2
Units
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
Rajsun LLC
Entity
Mailing address
8401 CYN RD E, PUYALLUP, WA 98371-6319
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2025
—
Rajsun LLC
—
Deed
related
$2,008,000 · O Bee Cu
Jun 2, 2022
$2,600,000
Rajsun LLC
Canyon 84 LLC
Warranty Deed
$2,740,000 · Ready Capital Corp
Feb 25, 2019
—
Canyon 84 LLC
—
Deed
related
$1,840,000 · Readycap Lndg
Feb 11, 2019
$1,675,000
Canyon 84 LLC
M & C Ents INC
Warranty Deed
$1,184,000 · Readycap Lndg
Oct 2, 2018
$28,424
Pierce Cnty
M & C Ents INC
Warranty Deed
—
Jul 21, 2006
$1,840,000
M & C Ents INC
Js & M Dev INC
Warranty Deed
$1,738,000 · Innovative Bank
Aug 28, 2003
$12,000
Js&m Development INC
Park,hee S & Young S
Grant Deed
$1,152,000 · Temecula Valley National Bank
Jan 9, 2001
$675,000
Hee S Park
Hong,san Y & Soung H
Grant Deed
$860,000 · Us Bank NA
Nov 2, 1998
$570,000
Sang Y Hong
Chon,jae Y
Grant Deed
$730,000 · Wilshire State Bank
Mar 12, 1997
—
Jae Y Chon
—
Grant Deed
related
$61,298 · Washington State Bank
Jun 26, 1995
$550,000
Jae Y Chon
Chung,young B & Sandy O
Grant Deed
$380,000 · Washington State Bank
Aug 27, 1990
$260,000
Young B Chung
Unknown
Grant Deed
—
—
—
Canyon 84 LLC
—
Deed Of Trust
related
$1,840,000 · Readycap Lndg
—
—
Young B Chung
—
Deed Of Trust
related
$252,500 · Washington State Bank
—
—
Canyon Grocery
—
Deed Of Trust
related
$100,000 · R E Powell Distributing Co
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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