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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Commercial real estate
Ocean Shores, WA 98569
Entity Owned
1-yr Hold
Property ID
US90-2990451
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Construction
STEEL FRAME
Total area
3,300 SF
Lot
21.15 ac (921,294 SF)
APN
93301205001
UPID
US90-2990451
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
$675k
CAP Approach
CAP
$630k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$675k
Owner & transaction history
Oyhut Development INC · 1 yrs held
Oyhut Development INC
since 2024
Last sale
$672,500
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$635,000
+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 Ocean Shores submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ocean Shores 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
$675,000
ML approach
$675,000
CAP Approach
CAP Return
Estimation
6%
$685,000
6.5%
$630,000
7%
$585,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$540,000
Current use
OFFICE BUILDING
$635,000
Change: +18% · Conversion: Easy
RETAIL STORES
$480,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$675k
Range $722k – $752k · vs last sale $673k (Dec 27 2024)
Last sale anchor
$673k
Dec 27 2024
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
$205 / 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
$12,131
Tax year 2024
Assessed value
$1,930,145
Assessed 2023
Previous assessed
$611,764
+215.5% YoY
Effective rate
0.63%
On assessed value
Assessed land
$1,791,125
Assessed improvement
$139,020
Land market value
$1,791,125
Improvement market value
$139,020
Total market value
$1,930,145
Applied tax rate
64.0000
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
Construction
STEEL FRAME
Heating
NONE
Total area
3,300 SF
Lot
21.15 ac (921,294 SF)
APN
93301205001
UPID
US90-2990451
Jurisdiction
GRAYS HARBOR
Zoning & alternative use
Zoning · permitted uses
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
$540,000
OFFICE BUILDING
Est. value
$635,000
RETAIL STORES
Est. value
$480,000
COMMERCIAL (GENERAL) Current
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
Construction
STEEL FRAME
Heating
NONE
Lot
21.15 ac
Current owner
From public records · entity-resolved
Oyhut Development INC
Entity
Mailing address
PO BOX 220, OCEAN SHORES, WA 98569-0220
Ownership since
2024
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
Dec 27, 2024
—
Oyhut Development INC
Oyhut Land Company LLC
Deed
related
$529,490 · Level Capital LLC
May 19, 2016
—
Afa LLC
—
Deed
related
$1,000,000 · Alpha Fox LLC
Mar 12, 2015
—
Afa LLC
Ocean Shores Villages LLC
Grant Deed
related
—
Jan 26, 2006
$672,500
Village Of Ocean Shores LLC
Omni Group INC Profit Sharing Trust
Warranty Deed
—
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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