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Property profile & analytics
OFF-MARKET
Estimated value
$1,930,000
Grocery and convenience stores
9525 Hwy 12th SW, Rochester, WA 98579-9276
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-1763052
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,800 SF
Lot
2.03 ac (88,427 SF)
APN
1350-51-20103
UPID
US90-1763052
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
$1.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.93M
Owner & transaction history
M Shah LLC · 3 yrs held
M Shah LLC
since 2022
Last sale
$2.2M
7 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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
$1,875,000
ML approach
$1,870,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.93M
Range $1.74M – $2.12M · ±10% · vs last sale $2.17M (Nov 2 2022)
Last sale anchor
$2.17M
Nov 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
$689 / 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
$23,165
Tax year 2023
Assessed value
$2,816,800
Assessed 2022
Previous assessed
$1,323,800
+112.8% YoY
Effective rate
0.82%
On assessed value
Assessed land
$432,100
Assessed improvement
$2,384,700
Land market value
$432,100
Improvement market value
$2,384,700
Total market value
$2,816,800
Applied tax rate
490.0000
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
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Stories
1
Total area
2,800 SF
Lot
2.03 ac (88,427 SF)
APN
1350-51-20103
UPID
US90-1763052
Jurisdiction
THURSTON
Zoning & alternative use
Zoning · permitted uses
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Lot
2.03 ac
Current owner
From public records · entity-resolved
M Shah LLC
Entity
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2022
$2,170,000
M Shah LLC
Rochestere Friendly Services LLC
Warranty Deed
$2,238,000 · Hanmi Bank
May 7, 2019
—
Rochesrer Friendly Services LLC
—
Deed
related
$751,050 · Timberland Bank
May 6, 2019
—
Rochester Friendly Svcs LLC
—
Deed
related
$546,000 · Ameritrust Cdc
Feb 25, 2019
$1,410,000
Rochester Friendly Services LLC
Larry E Angwood
Warranty Deed
$751,050 · Timberland Bank
Jul 9, 1997
—
Dapaul INC
Sandy,dan
Quit Claim Deed
related
—
Mar 12, 1988
$110,000
Dan W Sandy
Unknown
Grant Deed
—
—
—
Rochester Friendly Svcs LLC
—
Deed Of Trust
related
$546,000 · Ameritrust Cdc
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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