Kitsap County Assessor
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1 Kitsap County Assessor Documentation for Countywide Model Tax Year: 2019 Appraisal Date: 1/1/2018 Property Type: Countywide Retail - Big Box - Large Updated 4/3/2018 by CM20 Area Overview Countywide models are for properties located throughout Kitsap County, rather than by neighborhood. This area was physically inspected for the 2019 tax year. Property Type Overview Big Box Retail are buildings typically in excess of 100,000 square feet. They fall into two categories, the fully finished retail stores such as Walmart and Target, and the warehouse discount stores like Lowe's, Home Depot, and Costco. These properties are predominately owner occupied and rarely sell. Kitsap County has a total of 13 Big Box Retail stores with 2 vacancies. Land to Building Ratio: The national land to building ratio for this property type is 3-4:1. The countywide land to building ratio for this property type is: 4.2:1. The land to building ratio is used to determine excess or surplus land. Review of zoning requirements such as total lot coverage or parking requirements, as well as topography and easements, must also be considered before calculating value for this land. Economic Overview: The overall condition is stable. Valuation Summary Approach Used: Income Analysis and Conclusion Summary: The three approaches to value were considered. The cost approach was given little consideration in the appraiser's final analysis. Cost approach components such as replacement cost new, effective age, and depreciation are difficult to accurately calculate in a mass appraisal model. A market/sales comparison approach uses sale prices of comparable properties to calculate value. The market/sales approach was not applied as Kitsap County lacks sufficient, recent sales. The income approach was selected as the best method for valuing these properties. The data used to develop our current model data was collected from our mail survey, site visits, local sales, national publications, and data supplied for review or appeal. Model Calibration Preliminary Ratio Analysis: Analysis of sales resulted in a mean ratio of 0%, a median ratio of 0%, and a coefficient of disperson (COD) of 0. /Sales Comparison Approach Data and Analysis Sales: Range of Sale Dates: 1/1/2015 to 3/1/2018. A total of 1 local sales, and 8 regional sales, and 0 national sales were used in the sales analysis. Additional information is provided on the sales analysis data sheet. Kitsap County attempts to review, analyze, and validate via telephone, mail, or in person interviews, all commercial sales within the county for inclusion or exclusion in our market/sales approach. Printed 4/4/2018
2 Property type: Countywide Retail - Big Box - Large (continued) /Sales Rates: Sales ranged from $36.41 to $ per square foot. Income Approach and Data Analysis Values were calculated using a triple net (NNN) income model. Income and expense information was collected from mailed surveys, property representatives, on-site visits, and market research (publications, newsletters, websites, etc.) Only 1 rent was received from Kitsap County. s from listings and other counties were reviewed. Data: The Assessor validated rents from 0% of the market. Typical reported rents had a range of $ to $. We selected $4 to $11 for our model. Vacancy Data: Typical reported vacancy had a range of 0% to 0%. We selected 8% to 20% for our model. Expense Data: Typical reported expense had a range of 0% to 0%. We selected 6% to 6% for our model. Capitalization Rate (Cap) Data: Typical sale cap rates ranged from 6.07% to 7.66%. We selected 8.0% to 8.75% for our model. Cap rates from national publications range between 4.35% and 9.00%. Vacancy over life of building, not actual, is listed between 6.50% and 7.70%. Income Model Value Range: The income approach calculates a range of values from $34.38 to $ per square foot. Final Ratio Analysis: Analysis of sales resulted in a mean ratio of 0%, a median ratio of 0%, and a coefficient of disperson (COD) of 0. Sources Kitsap County Board of Equalization appeal documentation. Washington State Board of Tax appeal documentation. Kitsap County income and expense surveys. Kitsap County sales questionaires. The Dictionary of Real Estate Appraisal, Appraisal Institute, Third Edition, 1993 Property Appraisal and Assessment Administration, IAAO, 1990 Glossary for Property Appraisal and Assessment, IAAO,1997 LoopNet - Commercial Brokers Association - Boulder Group The Net Lease Big Box Report Q Calcain 4Qtr 2017 Report Printed 4/4/2018
3 Class Description Location Visibility Traffic A KITSAP COUNTY ASSESSOR TAX YEAR 2018 BIG BOX MODEL DEFINITION Stand-alone concrete shell buildings with new or better quality materials and workmanship. The buildings have minimal partitioning for office and storage areas. Ceilings, walls, and floors have average or fair quality finish and the building has a prominent entrance. (Fred Meyer, Target, Walmart, Poulsbo Home Depot) High visibility, high traffic count, easy access, typically lighted intersection, multiple access points. Lighted Corner High High Yes B Newer stand-alone concrete shell buildings with fair to average quality materials and workmanship. The buildings have minimal partitioning for office and storage areas. Ceilings, walls, and floors have average or fair quality finish and the building has a prominent entrance. (Home Depot, Lowe s, Costco) High visibility, high traffic count, easy access, typically lighted intersection, multiple access points. Good - High Average - High Yes C Stand-alone concrete shell buildings with fair to average quality materials and workmanship. The buildings have minimal partitioning for office and storage areas. Ceilings, walls, and floors have average or fair quality finish and the building has a prominent entrance. Good visibility, average traffic count, easy access, multiple access points. Average Average Possible D Older stand-alone concrete shell buildings with fair to average quality materials and workmanship. Standard entrance design, partitioning, and interior finish. Average visibility, fair to average traffic count Average Fair to Average Possible E Stand-alone concrete shell buildings with fair quality materials and workmanship. Minimal entrance design, partitioning, and interior finish, may need significant remodel and/or have functional obsolescence. Limited visibility, fair traffic count Fair to Average Fair No G:\ASSR\CO\CM20\19_ Data Big_Box
4 Kitsap County Assessor Tax Year: 2019 Property Type: Retail Countywide Neighborhood: 0 Rtl>20K Outside BigBox-Lg SA Drug SupMkt BigBox-Med Class A Class B Class C Class D Class E Income Mode
5 Kitsap County Assessor Tax Year 2018 Local Income Survey for Retail-CW - Big Box Large > 100k PGI per Unit Vacancy EGI per Unit Expense % $4.72 0% $4.72 0% NOI per Unit $4.72 Printed: 4/4/2018
6 Tax Year 2018 Retail - Countywide Big Box Sales from 01/01/2015 to 03/01/2018 Local Sales No. Neighborhood - Vicinity Account Number Project Name Units Excise Sale Date Sale Price Sale Price per $/SF Wheaton Way former Kmart 90, EX /26/2018 $3,300,000 $36.41 G:\ASSR\CO\CM20\19_ Data Big_Box
7 Other County Sales January 1, December 31, 2017 Big Box >100K County Account No Project Excise Date Sale Price Size $/Unit Cap NOI King ' Midway Lowes /08/16 $ 14,115, ,041 $ King ' Dania /26/16 $ 10,000, ,036 $ Pierce ' Home Depot - Tacoma /30/15 $ 32,655, ,071 $ % $ Spokane Home Depot - Spokane multiple 06/30/15 $ 24,354, ,805 $ % $ Whatcom former Costco - Bellingham /21/17 $ 6,500, ,149 $ Whatcom ' Home Depot - Bellingham /09/15 $ 25,590, ,950 $ % $ Yakima Shopko Yakima /26/15 $ 9,931,506 94,237 $ % $ 7.69 Walla Walla Shopko Walla Walla /15/17 $ 6,643,357 83,211 $ % $ 6.12 Big Box Medium County Account No Project Excise Date Sale Price Size $/Unit Cap NOI King former 24 Hour Fitness /18/16 $ 6,750,000 43,299 $ Pierce ' Kmart /27/17 $ 2,800,000 55,552 $ Whatcom ' Tractor Supply /15/16 $ 4,057,000 47,503 $ Whitman Shopko Pullman /30/15 $ 6,733,333 73,575 $ % $ 6.86 Retail-Large >10K County Account No Project Excise Date Sale Price Size $/Unit Cap NOI Skagit P Goodwill /01/17 $ 1,475,000 19,992 $ Snohomish ' Petco /11/16 $ 4,745,000 11,552 $ Snohomish ' Petco & Grocery Outlet /28/16 $ 8,300,000 28,702 $ Snohomish ' O'Reilly Auto Parts /06/17 $ 3,250,000 17,712 $ Snohomish Montlake Terrace /17/16 $ 2,500,000 27,590 $ Whatcom ' Michael's /02/15 $ 4,050,000 23,800 $ Whatcom Petsmart /24/16 $ 4,353,000 25,272 $ Drug Stores County Account No Project Excise Date Sale Price Size $/Unit Cap NOI Clark Walgreens Vancouver /15/17 $ 6,400,000 14,820 $ % $ Grant Rite Aid - Moses Lake /18/15 $ 5,650,000 16,763 $ % $ King Bartell Drugs /14/17 $ 4,100,000 12,480 $ King Walgreen's /15/17 $ 5,500,000 13,905 $ Pierce Walgreens & Starbucks /03/15 $ 10,052,000 15,154 $ % $ Whatcom Walgreens - Bellingham /05/15 $ 7,178,000 15,035 $ % $ Whatcom ' Rite Aid Ferndale /21/15 $ 3,800,000 17,278 $ Supermarkets County Account No Project Excise Date Sale Price Size $/Unit Cap NOI Clallam former Albertson's /18/17 $ 1,716,000 47,287 $ King ' Country /30/16 $ 4,500,000 39,973 $ Pierce ' Albertson's /18/16 $ 8,795,000 53,880 $ Pierce former Haggen Grocery C 03/15/16 $ 8,904,910 49,896 $ Pierce former Haggen Grocery /06/16 $ 5,600,000 44,647 $ Snohomish PCC Natural Foods & Petco /06/15 $ 4,625,000 35,380 $ Snohomish PCC-Organic Foods /26/17 $ 2,900,000 34,393 $ Snohomish former Albertson's /21/17 $ 3,200,000 46,963 $ Snohomish Albertson's /16/17 $ 4,468,960 54,269 $ 82.35
8 Active Sale Listing Information January 1, March 1, 2018 Big Box >100K County Account No Project Excise Date Asking Sale Price Size $/Unit Cap NOI Pierce McClendons Loopnet Jan-2018 $12,405, $ % $8.22 Skagit P26247 Lowe's Mount Vernon Loopnet Jan-2018 $17,287, $ % $7.23 Thurston Shopko Lacey Loopnet Feb-2018 $14,473, $ % $10.70 Yakima Shopko Yakima Loopnet Nov-2017 $10,395, $ % $ Big Box Medium County Account No Project Excise Date Asking Sale Price Size $/Unit Cap NOI King Grocery Outlet/Dollar Tree Loopnet Oct-2017 $5,000, $ % $6.69 Kitsap Best Buy & Party City Loopnet Aug-2017 $16,357, $ % $15.76 Pierce Big Lots Tacoma Loopnet Feb-2018 $4,690, $ % $6.49 Pierce Building Shell/Vacant Loopnet Aug-2017 $8,700, $ Spokane Ashley Furniture CBA Jan-2015 $5,790, $ % $9.66 Thurston Great Floors Lacey Loopnet Sep-2017 $8,850, $ % $8.61 Supermarket County Account No Project Excise Date Asking Sale Price Size $/Unit Cap NOI Clallam ' Safeway Port Angeles Loopnet Dec-2017 $18,857, $ % $17.79 Kitsap Safeway Poulsbo Loopnet Aug-2017 $18,856, $ % $15.00 Pend Oreille Newport Safeway Loopnet Nov-2017 $2,300, $ % $2.91 Standalone Drug County Account No Project Excise Date Asking Sale Price Size $/Unit Cap NOI Benton Rite Aid - richland Loopnet Nov-2017 $5,222, $ % $19.89 Benton Rite Aid Richland Loopnet Dec-2017 $5,392, $ % $19.40 Kitsap Rite Aid Kitsap Way Loopnet Mar-2018 $8,000, $ % $29.37 Kitsap Walgreens - Port Orchard Loopnet Jun-2017 $5,887, $ % $23.99 Kitsap Kingston Rite Aid Loopnet Jan-2018 $6,416, $ % $26.01 Skagit P77148 Rite Aid Sedro Woolley Loopnet Nov-2017 $8,590, $ % $31.83 Snohomish Walgreens - Everett Loopnet Oct-2017 $5,300, $ % $23.02 Retail, Retail-Lg County Account No Project Excise Date Asking Sale Price Size $/Unit Cap NOI Benton Ulta/Party City Loopnet May-2017 $7,452, $ % $20.11 Douglas PetCo East Wenatchee Loopnet Nov-2017 $3,800, $ % $19.00 Kitsap Staples Port Orchard Loopnet Aug-2015 $2,660, $ % $9.50 Kittitas Vacant Loopnet Jun-2017 $1,700, $ Pierce Dash Point grocery store Loopnet Feb-2018 $7,000, $ % $19.41 Skagit P United Furniture Warehouse Loopnet Jan-2017 $2,648, $ % $9.03 Stevens Colville Grocery Outlet Loopnet Nov-2017 $4,400, $ % $10.82
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