Entity Owned Property summary
AI-generated overview
This property is an approximately 25,000-square-foot anchor retail space located in a landmark shopping center that is undergoing redevelopment. The center is situated in a waterfront community east of Highway 16, with the site providing convenient access and being minutes from Highway 16, which connects Pierce and Kitsap Counties.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
21,112 SF
Lot
3.42 ac (149,062 SF)
Zoning code
DB
APN
221082204
UPID
US90-0555627
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
$2.82M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.02M
Owner & transaction history
since 2020
3 recorded transactions
Zoning & alternative use
DB · To3114 Judsen St, WA
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.02M
Value range
$1.81M – $2.22M
±10% around blend
Estimated value / SF
$95 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
60
$1.81M
blend $2.02M
$2.22M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
21,112 SF
Lot area
3.42 ac
Year built
1958
Stories
1
APN
221082204
Zoning
DB
Assessed value
$4,489,400
Annual tax
$38,037
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.82M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.05M
@ 6.5% CAP return
$2.82M
@ 7% CAP return
$2.62M
4
Sales comparison
Partial preview
Sales approach indication
$3.50M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.5 mi away · 16,000 SF
14.4 mi away · 17,134 SF
17.2 mi away · 21,222 SF
20.4 mi away · 15,008 SF
23.2 mi away · 17,387 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.02M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 341 sales
$306
-69%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $95/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.49M
Move the market yield to see immediate price impact.
Value / SF
$213
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$283k
$5.66M
$4.04M
$3.14M
$314k
$6.29M
$4.49M
$3.49M
$346k
$6.91M
$4.94M
$3.84M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$3.59M
12.5 mi · Dec 2025 · $190/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$38,037
Tax year 2024
Assessed value
$4,489,400
Assessed 2024
Previous assessed
$4,489,400
+0.0% YoY
Effective rate
0.85%
On assessed value
Assessed land
$3,284,000
Assessed improvement
$1,205,400
Land market value
$3,284,000
Improvement market value
$1,205,400
Total market value
$4,489,400
Applied tax rate
75.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
AC.PACKAGE
Buildings
4
Stories
1
Units
6
Total area
21,112 SF
Lot
3.42 ac (149,062 SF)
Zoning code
DB
APN
221082204
UPID
US90-0555627
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
DB · To3114 Judsen St, WAZoning DB · permitted uses
DB · To3114 Judsen St, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
4
Units
6
Lot
3.42 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
DB
Jurisdiction
To3114 Judsen St, WA
Recorded code
DB
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