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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Office Spaces
9909 Cyn E Rd Puyallup, WA 98373-1063
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-0922217
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1940
Construction
WOOD FRAME
Total area
967 SF
Lot
0.3 ac (13,195 SF)
Zoning code
RSEP
APN
419066019
UPID
US90-0922217
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
-
Ryan McCloskey - State Farm Insurance Agent Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$630k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$625k
Owner & transaction history
9909 Canyon LLC · 3 yrs held
9909 Canyon LLC
since 2022
Last sale
$630,000
7 recorded transactions
Zoning & alternative use
RSEP · Puyallup, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$410,000
+46.5%
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 Puyallup submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Puyallup 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
$615,000
ML approach
$630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$410,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $630k (Dec 22 2022)
Last sale anchor
$630k
Dec 22 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
$646 / 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
$6,282
Tax year 2024
Assessed value
$481,100
Assessed 2024
Previous assessed
$481,100
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$182,500
Assessed improvement
$298,600
Land market value
$182,500
Improvement market value
$298,600
Total market value
$481,100
Applied tax rate
515.0000
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1940
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Total area
967 SF
Lot
0.3 ac (13,195 SF)
Zoning code
RSEP
APN
419066019
UPID
US90-0922217
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
RSEP · Puyallup, WAZoning RSEP · permitted uses
RSEP · Puyallup, WA
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$410,000
NEIGHBORHOOD: SHOPPING CENTER
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
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
9909 Canyon LLC
Entity
Mailing address
4225 PALISADES PL W, UNIVERSITY PLACE, WA 98466-1209
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
Dec 22, 2022
$630,000
9909 Canyon LLC
Pher Ventures LLC
Warranty Deed
$535,500 · First Citizens Bank & Trust Co
Nov 17, 2020
$500,000
Pher Ventures LLC
Evergreen Canyon LLC
Warranty Deed
$375,000 · Timberland Bank
Nov 28, 2017
$296,569
Evergreen Canyon LLC
John P Derouin
Warranty Deed
$224,900 · First Citizens Bank & Trust Co
Oct 21, 2016
$150,000
John P Derouin
Federally Ein 46-6302802
Warranty Deed
$138,250 · Sound Bkng
Dec 12, 2012
—
Gallagher Diane E Trust
Gallagher B J & D E Trust
Quit Claim Deed
related
—
Jul 9, 2010
—
Gallagher B J & D E Trust
Gallagher,brendan J & Diane E
Quit Claim Deed
related
—
Feb 1, 1991
$46,560
Milliren Etal
Unknown
Quit Claim Deed
related
—
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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