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Property profile & analytics
OFF-MARKET
Estimated value
$7,360,000
Commercial land
Auburn, WA 98002
Entity Owned
1-yr Hold
Free & Clear
Property ID
US90-2254666
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1980
Construction
WOOD FRAME
Total area
3,830 SF
Lot
0.12 ac (5,329 SF)
Zoning code
DUC
APN
173580-0285
UPID
US90-2254666
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
$7.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.36M
Owner & transaction history
Valley Regional Fire Authority · 1 yrs held
Valley Regional Fire Authority
since 2025
Last sale
$7.2M
7 recorded transactions
Zoning & alternative use
DUC · Auburn, WA
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$7,440,000
ML approach
$7,515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.36M
Range $6.62M – $8.10M · ±10% · vs last sale $7.24M (May 6 2025)
Last sale anchor
$7.24M
May 6 2025
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
$1,922 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$887
Tax year 2022
Assessed value
$80,000
Assessed 2022
Previous assessed
$80,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$80,000
Land market value
$80,000
Total market value
$80,000
Applied tax rate
133.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1980
Construction
WOOD FRAME
Heating
RADIANT
Stories
1
Total area
3,830 SF
Lot
0.12 ac (5,329 SF)
Zoning code
DUC
APN
173580-0285
UPID
US90-2254666
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
DUC · Auburn, WA
Zoning DUC · permitted uses
DUC · Auburn, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Auburn. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1980
Construction
WOOD FRAME
Heating
RADIANT
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Valley Regional Fire Authority
Entity
Free & Clear · 1 yrs held
Mailing address
122 3RD ST NE, AUBURN, WA 98002-4008
Ownership since
2025
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
May 6, 2025
$7,240,000
Valley Regional Fire Authority
Cascade Orthopaedics Properties LLC
Warranty Deed
—
Mar 4, 2020
—
Cascade Orthopaedics Properties LLC
—
Deed
related
$6,560,000 · Columbia State Bank
Dec 13, 2016
—
Cascade Orthopaedics Props LLC
—
Deed
related
$5,265,763 · Umpqua Bk
Jul 31, 2007
—
Cascade Orthopaedics Props LLC
Cascade Surgery Assocs PLLC
Quit Claim Deed
related
$5,433,000 · Intervest Mortgage Co LLC
Dec 3, 2004
$390,000
Cascade Surgery Assocs PLLC
Blasberg Harding & Morchin Pts
Warranty Deed
$50,000 · Blasberg Harding & Morchin Pts
Dec 3, 2004
—
Harding Blasberg
Morchin,william C
Quit Claim Deed
related
—
—
—
Cascade Orthopaedics Propertie
—
Deed Of Trust
related
$6,281,269 · Sterling Savings Bank
—
—
Cascade Orthopaedics Props LLC
—
Loan Modification
related
$5,265,763 · Umpqua Bk
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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