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Property profile & analytics
OFF-MARKET
Estimated value
$12,030,000
Mobile home & RV parks
Horlick Rd Thorp, WA 98946
Trust Owned
3-yr Hold
Free & Clear
Property ID
US90-2549390
Property profile
Verified
Property type
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Year built
1973
Total area
646 SF
Lot
42.96 ac (1,871,338 SF)
Zoning code
KC-F&R
APN
482336
UPID
US90-2549390
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
$7.88M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.03M
Owner & transaction history
The Trust For Public Land · 3 yrs held
The Trust For Public Land
since 2023
Last sale
$12.8M
2 recorded transactions
Zoning & alternative use
KC-F&R · Thorp, 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 Thorp submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Thorp 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
$12,030,000
ML approach
$7,880,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$12.03M
Range $10.83M – $13.23M · ±10% · vs last sale $12.78M (Mar 2 2023)
Last sale anchor
$12.78M
Mar 2 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
$18,622 / 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
Property tax & assessments
Assessed value
$226,040
Assessed 2024
Previous assessed
$220,840
+2.4% YoY
Assessed land
$203,840
Assessed improvement
$22,200
Land market value
$203,840
Improvement market value
$22,200
Total market value
$226,040
Applied tax rate
11.0000
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
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Status
Off-Market
Year built
1973
Heating
SPACE
Cooling
WALL UNIT
Stories
1
Total area
646 SF
Lot
42.96 ac (1,871,338 SF)
Zoning code
KC-F&R
APN
482336
UPID
US90-2549390
Jurisdiction
KITTITAS
Zoning & alternative use
KC-F&R · Thorp, WAZoning KC-F&R · permitted uses
KC-F&R · Thorp, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1973
Heating
SPACE
Cooling
Yes
Stories
1
Lot
42.96 ac
Current owner
From public records · entity-resolved
The Trust For Public Land
Trust
Free & Clear · 3 yrs held
Mailing address
18 N WENATCHEE AVE, WENATCHEE, WA 98801-2237
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2023
$12,781,677
The Trust For Public Land
Spring Wood Ranch Corporation
Warranty Deed
—
Aug 12, 2022
—
The Trust For Public Land
Springwood Ranch Corporation
Agreement Of Sale
—
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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