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Property profile & analytics
OFF-MARKET
Estimated value
$5,205,000
Office buildings
9317 Sinto Ave Spokane Valley, WA 99206-4034
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1038483
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
44,200 SF
Lot
2.34 ac (101,930 SF)
APN
45172.0750
UPID
US90-1038483
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
-
Assisted Residential Services Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.24M
Blend (final)
Blend
$5.21M
Owner & transaction history
9317 East Sinto LLC · 4 yrs held
9317 East Sinto LLC
since 2022
Last sale
$5.2M
6 recorded transactions
Zoning & alternative use
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 Spokane Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Spokane Valley 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
$3,615,000
ML approach
$3,570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,305,000
Current use
RETAIL STORES
$7,005,000
Change: -16% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,715,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$5.21M
Range $4.68M – $5.73M · ±10% · vs last sale $5.20M (May 26 2022)
Last sale anchor
$5.20M
May 26 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
$118 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$56,391
Tax year 2023
Assessed value
$5,566,480
Assessed 2024
Previous assessed
$4,968,080
+12.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$611,580
Assessed improvement
$4,954,900
Land market value
$611,580
Improvement market value
$4,954,900
Total market value
$5,566,480
Applied tax rate
148.0000
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
Off-Market
Year built
1998
Heating
NONE
Stories
2
Total area
44,200 SF
Lot
2.34 ac (101,930 SF)
APN
45172.0750
UPID
US90-1038483
Jurisdiction
SPOKANE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$8.3M
RETAIL STORES
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.7M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1998
Heating
NONE
Stories
2
Lot
2.34 ac
Current owner
From public records · entity-resolved
9317 East Sinto LLC
Entity
Mailing address
232 7TH AVE N, SEATTLE, WA 98109-5007
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2022
$5,203,000
9317 East Sinto LLC
Gaylon Patterson
Warranty Deed
—
May 28, 2020
—
Non-exempt,b Marital Trust
—
Deed
related
—
Jun 11, 2019
—
Branagh Survivors Trust
Branagh 2000 Family Trust
Quit Claim Deed
related
—
Aug 4, 2014
—
Branagh Family 2000 Trust
Branagh Family 2000 Trust
Quit Claim Deed
related
$3,200,000 · Bank Of The West
—
—
Non-exempt,b Marital Trust
—
Loan Modification
related
—
—
—
Branagh Family 2000 Trust
—
Deed Of Trust
related
$4,100,000 · Sterling Savings 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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