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Property profile & analytics
OFF-MARKET
Estimated value
$1,345,000
Retail space
900 Wine Country Rd Grandview, WA 98930-1016
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US90-1153193
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,000 SF
Lot
1.05 ac (45,738 SF)
Zoning code
M1
APN
230914-33576
UPID
US90-1153193
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
-
G-Town Fitness24/7 Gym & Fitness Center
-
Little Caesars Pizza Restaurant
-
Paris Hair and Beauty Hair Salon Nail Salon
-
Ascend Staffing Employment Agency
-
Sleep Shop Furniture Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.35M
Owner & transaction history
Goodwin East LLC · 12 yrs held
Goodwin East LLC
since 2014
7 recorded transactions
Zoning & alternative use
M1 · Grandview, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
17.50.010 Purpose. § 17.50.020 Permitted uses. § 17.50.030 Permitted accessory uses. § 17.50.040 Conditional uses. § 17.50.050 Prohibited uses. § 17.50.060 Development standards. § 17.50.070 Plan required. Chapter 17.52 M-1 LIGHT INDUSTRIAL DISTRICT § 17.52.010 Purpose. § 17.52.020 Permitted uses. § 17.52.030 Permitted accessory uses. § 17.52.040 Permitted c…
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
799.33 ac
Top alternative use upside
Office building
$1.6M
+37.0%
Medical building
$1.5M
+32.5%
Industrial (general)
$1.3M
+16.0%
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 Grandview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grandview 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,520,000
6.5%
$1,405,000
7%
$1,305,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,140,000
Current use
OFFICE BUILDING
$1,565,000
Change: +37% · Conversion: Easy
MEDICAL BUILDING
$1,510,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,325,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,175,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$1.35M
Range $1.21M – $1.48M · ±10%
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
$149 / 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
$7,889
Tax year 2024
Assessed value
$917,600
Assessed 2024
Previous assessed
$910,750
+0.8% YoY
Effective rate
0.86%
On assessed value
Assessed land
$184,700
Assessed improvement
$732,900
Land market value
$184,700
Improvement market value
$732,900
Total market value
$917,600
Applied tax rate
440.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Total area
9,000 SF
Lot
1.05 ac (45,738 SF)
Zoning code
M1
APN
230914-33576
UPID
US90-1153193
Jurisdiction
YAKIMA
Zoning & alternative use
M1 · Grandview, WAZoning M1 · permitted uses
M1 · Grandview, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
17.50.010 Purpose. § 17.50.020 Permitted uses. § 17.50.030 Permitted accessory uses. § 17.50.040 Conditional uses. § 17.50.050 Prohibited uses. § 17.50.060 Development standards. § 17.50.070 Plan required. Chapter 17.52 M-1 LIGHT INDUSTRIAL DISTRICT § 17.52.010 Purpose. § 17.52.020 Permitted uses. § 17.52.030 Permitted accessory uses. § 17.52.040 Permitted conditional uses. § 17.52.050 Prohibited uses. § 17.52.060 Development standards. Ch
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
799.33 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
Goodwin East LLC
Entity
Mailing address
PO BOX 455, JOHN DAY, OR 97845-0455
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 7, 2014
$750,000
Goodwin East LLC
Pkd Properties LLC
Warranty Deed
$525,000 · Unitus Community Cu
Jun 13, 2003
$165,000
Pkd Properties LLC
Money Store Investment Corp
Grant Deed
—
Jun 21, 2002
$162,000
Money Store Investment Corp
Esparza,robert D & Teresa A
Trustees Deed
—
Jan 18, 1994
$34,382
Robert Esparza
Mydland,trygve & Beverly
Grant Deed
$300,000 · Seller
—
—
Robert D Esparza
—
Deed Of Trust
related
$111,558 · Nelson Itrigation C9o
—
—
Pkd Properties LLC
—
Deed Of Trust
related
$1,000,000 · Bank Of Whitman
—
—
Pkd Properties LLC
—
Deed Of Trust
related
$192,000 · Bank Of America
—
—
Pkd Properties LLC
—
Deed Of Trust
related
$155,120 · Bank Of America
—
—
Pkd Properties LLC
—
Deed Of Trust
related
$532,500 · Bank Of America
—
—
Pkd Properties LLC
—
Deed Of Trust
related
$300,000 · Bank Of Whitman
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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