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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Turn key restaurants
8590 Hwy 410, Naches, WA 98937
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-0869085
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
760 SF
Lot
3.73 ac (162,479 SF)
Zoning code
RLDP
APN
151511-13008
UPID
US90-0869085
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
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$449k
Blend (final)
Blend
$535k
Owner & transaction history
Eagle Rock Resort LLC · 3 yrs held
Eagle Rock Resort LLC
since 2023
Last sale
$545,453
7 recorded transactions
Zoning & alternative use
RLDP · Naches, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$405,000
+70.4%
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 Naches submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Naches 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
$555,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$405,000
Change: +70% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±10% · vs last sale $545k (Apr 10 2023)
Last sale anchor
$545k
Apr 10 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
$704 / 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
$5,179
Tax year 2024
Assessed value
$552,200
Assessed 2024
Previous assessed
$512,750
+7.7% YoY
Effective rate
0.94%
On assessed value
Assessed land
$254,800
Assessed improvement
$297,400
Land market value
$254,800
Improvement market value
$297,400
Total market value
$552,200
Applied tax rate
320.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
BASEBOARD
Cooling
NONE
Buildings
3
Stories
1
Rooms
2
Bathrooms
3
Total area
760 SF
Lot
3.73 ac (162,479 SF)
Zoning code
RLDP
APN
151511-13008
UPID
US90-0869085
Jurisdiction
YAKIMA
Zoning & alternative use
RLDP · Naches, WA
Zoning RLDP · permitted uses
RLDP · Naches, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Naches. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$405,000
WAREHOUSE, STORAGE
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
BASEBOARD
Cooling
Yes
Stories
1
Buildings
3
Rooms
2
Bathrooms
3
Lot
3.73 ac
Current owner
From public records · entity-resolved
Eagle Rock Resort LLC
Entity
Mailing address
1905 CLF DRE, SANTA BARBARA, CA 93109-1503
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2023
$545,453
Eagle Rock Resort LLC
Whodat LLC
Warranty Deed
$545,458 · Whodat LLC
Apr 10, 2023
—
Eagle Rock Resort LLC
—
Deed
related
$545,458 · Whodat LLC
Feb 17, 2009
—
Donald E Armstrong
Eagle Rock Corp
Warranty Deed
—
Apr 30, 2008
$31,764
Whodat LLC
Armstrong,donald E & Marilyn
Grant Deed
—
Jan 8, 2008
—
Eagle Rock Corp
Corcoran,patrick L & Marilyn D
Warranty Deed
—
Mar 17, 2004
$285,000
Armstrong,donald E & Marilyn
Eagle Rock Corp
Grant Deed
—
—
—
Whodat LLC
—
Deed Of Trust
related
$849,960 · Heritage Bank
—
—
Whodat LLC
—
Deed Of Trust
related
$900,000 · Pierce Commercial 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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