8525 Pacific SE Ave Olympia, WA 98513
Entity Owned
3-yr Hold
Free & Clear
Estimated value (blended)
$670k
Range $603k – $737k (±10%)
Implied cap rate
5.70%
In-place · NOI ÷ last sale
Property ID
US90-0950498
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1925
Construction
WOOD FRAME
Total area
3,171 SF
Lot
6.65 ac (289,674 SF)
APN
1182-42-20401
UPID
US90-0950498
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
$610k
Comparable Approach
Comparable
$706k
Blend (final)
Blend
$670k
Owner & transaction history
since 2023
5 recorded transactions
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 28 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$670k
Value range
$603k – $737k
±10% around blend
Estimated value / SF
$211 / SF
Confidence
High
28 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$603k
blend $670k
$737k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,171 SF
Lot area
6.65 ac
Year built
1925
Stories
1
APN
1182-42-20401
Assessed value
$19,705,600
Annual tax
$193,387
3
Income approach: direct capitalization
Partial preview
Income approach indication
$610k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$665k
@ 6.5% CAP return
$610k
@ 7% CAP return
$570k
4
Sales comparison
Partial preview
Sales approach indication
$9.07M
Weighted, 20 comps · high confidence
Evidence
28 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
16.5 mi away · 2,576 SF
16.6 mi away · 3,360 SF
16.6 mi away · 2,546 SF
16.6 mi away · 3,120 SF
16.6 mi away · 3,120 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$670k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 56 sales
$517
-59%
County 61 sales
$476
-56%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $211/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 28 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.70%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.70%
9.0%
NOI (est.)
$1.38M *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$24.20M
Move the market yield to see immediate price impact.
Value / SF
$7,632
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.20%5.70%6.20%
$1.24M
$23.87M
$21.78M
$20.02M
$1.38M
$26.53M
$24.20M
$22.25M
$1.52M
$29.18M
$26.62M
$24.47M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
28 found
High confidence · county-verified
Closest comparable
$670k
10.9 mi · Jan 2026 · $282/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$193,387
Tax year 2023
Assessed value
$19,705,600
Assessed 2022
Previous assessed
$2,421,600
+713.7% YoY
Effective rate
0.98%
On assessed value
Assessed land
$3,781,600
Assessed improvement
$15,924,000
Land market value
$3,781,600
Improvement market value
$15,924,000
Total market value
$19,705,600
Applied tax rate
239.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1925
Construction
WOOD FRAME
Heating
BASEBOARD
Stories
1
Bathrooms
1
Total area
3,171 SF
Lot
6.65 ac (289,674 SF)
APN
1182-42-20401
UPID
US90-0950498
Jurisdiction
THURSTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1925
Construction
WOOD FRAME
Heating
BASEBOARD
Stories
1
Bathrooms
1
Lot
6.65 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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 8525 Pacific SE Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
