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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Commercial land
Carnation, WA 98014
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US90-2152948
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1921
Construction
WOOD FRAME
Total area
6,780 SF
Lot
0.66 ac (28,750 SF)
Zoning code
MU
APN
162507-9046
UPID
US90-2152948
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$905k
Owner & transaction history
Tumbleweed Holdings LLC · 16 yrs held
Tumbleweed Holdings LLC
since 2009
5 recorded transactions
Zoning & alternative use
MU · Carnation, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The mixed use district (MU) is designed to accommodate a mixture of certain, limited residential uses, office uses and commercial uses. It is intended that this zoning classification be applied primarily in areas adjacent to the central business district, or as a transition zone between commercial and residential uses
Zone name
Mixed Use
General category
MIXED_USE
Zone area
45.14 ac
Source
Realmo
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 Carnation submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carnation 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$905k
Range $815k – $996k · ±10%
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
$133 / 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
$2,952
Tax year 2022
Assessed value
$359,300
Assessed 2022
Previous assessed
$359,300
+0.0% YoY
Effective rate
0.82%
On assessed value
Assessed land
$359,300
Land market value
$359,300
Total market value
$359,300
Applied tax rate
971.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1921
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Total area
6,780 SF
Lot
0.66 ac (28,750 SF)
Zoning code
MU
APN
162507-9046
UPID
US90-2152948
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
MU · Carnation, WAZoning MU · permitted uses
MU · Carnation, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The mixed use district (MU) is designed to accommodate a mixture of certain, limited residential uses, office uses and commercial uses. It is intended that this zoning classification be applied primarily in areas adjacent to the central business district, or as a transition zone between commercial and residential uses
Zone name
Mixed Use
General category
MIXED_USE
Zone area
45.14 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1921
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
Tumbleweed Holdings LLC
Entity
Mailing address
PO BOX 1537, BELLEVUE, WA 98009-1537
Ownership since
2009
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
Dec 9, 2009
$3,800,000
Tumbleweed Holdings LLC
Eldorado Stone Corp
Grant Deed
$2,800,000 · Eldorado Stone Operations LLC
Mar 8, 2001
—
Eldorado Stone Operations LLC
—
Deed Of Trust
related
$40,000,000 · Canadian Imperial Bank Com Tte
Dec 24, 1997
—
Eldorado Stone Corp
Bennett,john E
Quit Claim Deed
related
$100,000 · Western Fsb
—
—
Tumbleweed Holdings LLC
—
Deed Of Trust
related
$2,400,000 · Washington Tr Bk
—
—
Eldorado Stone Corp
—
Deed Of Trust
related
$130,500 · Western Fsb
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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