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Property profile & analytics
OFF-MARKET
Estimated value
$345,000
Commercial land
Carnation, WA 98014
Entity Owned
8-yr Hold
Free & Clear
Property ID
US90-2217534
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1911
Construction
WOOD FRAME
Total area
1,523 SF
Lot
0.31 ac (13,530 SF)
Zoning code
CBD
APN
865730-0305
UPID
US90-2217534
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
$270k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$345k
Owner & transaction history
Eugene Mckinley LLC · 8 yrs held
Eugene Mckinley LLC
since 2017
4 recorded transactions
Zoning & alternative use
CBD · Carnation, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The central business district (CBD) is designed to accommodate a wide variety of commercial and limited residential and office activities that will result in the most appropriate and attractive use of the city's traditional central business district. The CBD is characterized by historic buildings and a pattern of land development of small lots served by alle…
Zone name
Central Business District
General category
COMMERCIAL
Zone area
8.37 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
$270,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$345k
Range $311k – $380k · ±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
$227 / 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
$3,391
Tax year 2024
Assessed value
$243,500
Assessed 2023
Previous assessed
$243,500
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$243,500
Land market value
$243,500
Total market value
$243,500
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
1911
Construction
WOOD FRAME
Heating
HOT WATER
Stories
1
Total area
1,523 SF
Lot
0.31 ac (13,530 SF)
Zoning code
CBD
APN
865730-0305
UPID
US90-2217534
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CBD · Carnation, WAZoning CBD · permitted uses
CBD · Carnation, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The central business district (CBD) is designed to accommodate a wide variety of commercial and limited residential and office activities that will result in the most appropriate and attractive use of the city's traditional central business district. The CBD is characterized by historic buildings and a pattern of land development of small lots served by alleys
Zone name
Central Business District
General category
COMMERCIAL
Zone area
8.37 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1911
Construction
WOOD FRAME
Heating
HOT WATER
Stories
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Eugene Mckinley LLC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 2156, HAYDEN, ID 83835-2156
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2017
$595,000
Eugene Mckinley LLC
Fykerud Glen O Trust
Warranty Deed
—
Mar 25, 2005
$225,700
Fykerud Glen O Trust
Pezzner,barry
Warranty Deed
—
Nov 10, 1994
$125,000
Barry Pezzner
Mccreary,jeremy W & Patricia L
Grant Deed
—
Dec 10, 1993
$115,000
Jeremy W Mccreary
Bethel Pentecost
Grant Deed
$80,000 · Seller
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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