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Property profile & analytics
OFF-MARKET
Estimated value
$1,215,000
Commercial real estate
Montesano, WA 98563
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-2101445
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2007
Construction
FRAME
Total area
5,472 SF
Lot
1.97 ac (85,813 SF)
Zoning code
G1
APN
170702110020
UPID
US90-2101445
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
$1.47M
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$874k
Blend (final)
Blend
$1.22M
Owner & transaction history
Lakewood Investors LLC · 4 yrs held
Lakewood Investors LLC
since 2021
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
G1 · Montesano, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+29.8%
Office building
$1.1M
+18.1%
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 Montesano submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Montesano 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
$1,495,000
ML approach
$1,470,000
CAP Approach
CAP Return
Estimation
6%
$1,135,000
6.5%
$1,045,000
7%
$970,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$890,000
Current use
RESTAURANT
$1,160,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$1,055,000
Change: +18% · Conversion: Easy
RETAIL STORES
$795,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±10% · vs last sale $1.20M (Sep 2 2021)
Last sale anchor
$1.20M
Sep 2 2021
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
$222 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$3,344
Tax year 2023
Assessed value
$319,617
Assessed 2022
Previous assessed
$179,428
+78.1% YoY
Effective rate
1.05%
On assessed value
Assessed land
$39,700
Assessed improvement
$279,917
Land market value
$39,700
Improvement market value
$279,917
Total market value
$319,617
Applied tax rate
66.0000
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 real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2007
Construction
FRAME
Heating
NONE
Stories
1
Units
52
Total area
5,472 SF
Lot
1.97 ac (85,813 SF)
Zoning code
G1
APN
170702110020
UPID
US90-2101445
Jurisdiction
GRAYS HARBOR
Zoning & alternative use
G1 · Montesano, WAZoning G1 · permitted uses
G1 · Montesano, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$890,000
RESTAURANT
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$795,000
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
FRAME
Heating
NONE
Stories
1
Units
52
Lot
1.97 ac
Current owner
From public records · entity-resolved
Lakewood Investors LLC
Entity
Mailing address
12030 SUNRISE VLY DR STE #450, RESTON, VA 20191-3400
Ownership since
2021
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
Sep 2, 2021
$1,200,000
Lakewood Investors LLC
Tuntland LLC
Warranty Deed
—
Jan 7, 2020
—
Tuntland LLC
—
Deed
related
$180,000 · Northwest Busn Dev Assn
Nov 12, 2019
$477,000
Tuntland LLC
John Hinkle
Warranty Deed
$245,376 · Twinstar Cu
May 31, 2018
$1,100,000
John Hinkle
Lang,michael J & Tessie G
Grant Deed
$1,020,000 · Fred Hopp Heritage Trust (ct)
May 1, 2006
—
Mike J Lang
Cramer,ray L
Quit Claim Deed
related
$200,000 · Shoreline Bank
—
—
Mike J Lang
—
Deed Of Trust
related
$500,000 · Shoreline Bank
—
—
Tuntland LLC
—
Deed Of Trust
related
$180,000 · Northwest Busn Dev Assn
—
—
Tuntland LLC
—
Deed Of Trust
related
$245,376 · Twinstar Cu
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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