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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Commercial land
Auburn, WA 98092
Entity Owned
3-yr Hold
Free & Clear
Property ID
US90-2502141
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1947
Total area
730 SF
Lot
0.6 ac (26,037 SF)
Zoning code
C1
APN
092105-9094
UPID
US90-2502141
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
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$645k
Blend (final)
Blend
$1.03M
Owner & transaction history
Shubhakarma LLC · 3 yrs held
Shubhakarma LLC
since 2023
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
C1 · 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
$1,000,000
ML approach
$1,010,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±10% · vs last sale $1.05M (Apr 6 2023)
Last sale anchor
$1.05M
Apr 6 2023
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
$1,404 / 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
$3,127
Tax year 2022
Assessed value
$286,400
Assessed 2022
Previous assessed
$286,400
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$286,400
Land market value
$286,400
Total market value
$286,400
Applied tax rate
133.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1947
Heating
FLOOR/WALL FURNACE
Stories
1
Bathrooms
1
Total area
730 SF
Lot
0.6 ac (26,037 SF)
Zoning code
C1
APN
092105-9094
UPID
US90-2502141
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Auburn, WA
Zoning C1 · permitted uses
C1 · 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
1947
Heating
FLOOR/WALL FURNACE
Stories
1
Bathrooms
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
Shubhakarma LLC
Entity
Free & Clear · 3 yrs held
Mailing address
13707 SE 185TH WAY, RENTON, WA 98058-8018
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2023
$1,050,000
Shubhakarma LLC
Lea Hill Properties LLC
Warranty Deed
—
Jul 8, 2004
—
Auburn School District
Lea Hill Properites LLC
Grant Deed
related
—
Dec 5, 2002
$255,000
Lea Hill Properties LLC
La Montco INC
Grant Deed
—
May 6, 1999
$6,450
King County (wa)
Lamontco
Grant Deed
—
—
—
La Montco INC
—
Deed Of Trust
related
$260,000 · Natchar & Boriboon
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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