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    Redmond Land with Development Potential Title is generated by Realmo AI

    16440 NE 85th St, Redmond, WA 98052

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    21,750 SF property with redevelopment potential in Downtown Redmond.

    Type:Land, Office
    Property size:
    4,000 SF
    Price / SF:
    $1,187/SF
    Added:
    Aug 12, 2025
    Days on Market:
    274
    Last Refresh:
    Mar 17 at 1:22 pm

    Property Features for 16440 NE 85th St

    General Information

    Standard status
    Active
    Size
    4,000 SF
    Property subtype
    Land, Office

    Building Details

    Year Built
    1948

    We can help!

    Listing Contact
    Stren Lea

    Listing agent Stren Lea License #WA 121073

    Listing office Lee & Associates - Seattle

    Listing date Aug 12, 2025

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Lee & Associates - Seattle

    HighLights

    • Prime location in Downtown Redmond with Downtown Edge (DE) zoning, allowing for flexible commercial and residential development options.
    • Significant development potential due to recent upzone with a base maximum height of 45 feet.
    • Exceptional connectivity: Proximity to Redmond Transit Center (0.2 miles) and Sound Transit East Link Light Rail station.
    • Centrally located and flat property, ideal for repurposing.
    • Existing structures include a +/-2,200 sqft medical office and two storage buildings totaling +/-1,800 sqft, supported by ample parking.
    • Walkable and bikeable location near key amenities, Lake Sammamish, and Marymoor Park.

    Overview

    Located in the heart of Redmond, the property at 16440 NE 85th Street offers 21,750 square feet of land. Currently, the site includes a medical office of approximately 2,200 square feet and two storage buildings totaling approximately 1,800 square feet, complemented by ample parking. The property's zoning has been recently updated to Downtown Edge (DE), which permits a variety of commercial and residential uses with a base maximum height of 45 feet prior to incentive increases. The location provides exceptional connectivity, with the Redmond Transit Center located 0.2 miles away, along with convenient access to the Sound Transit East Link Light Rail station. The property is near shopping, dining, and recreational opportunities. Its walkable and bikeable location offers proximity to Lake Sammamish and Marymoor Park.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Sharon Wagener Dewolf Alternative Medicine Practice Redmond Back & Neck ... Alternative Medicine Practice

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Redmond
    County
    King
    State
    Washington
    Longitude
    -122.1205599
    Latitude
    47.6787315

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    FAQs

    What type of property is this?
    Commercial land - 21,750 SF property with redevelopment potential in Downtown Redmond.
    Where is this commercial land located?
    The property is located at 16440 NE 85th St Redmond, WA.
    What is the asking price?
    The asking price for this property is $4,750,000.
    What are key features of this property?
    This property features: Prime location in Downtown Redmond with Downtown Edge (DE) zoning, allowing for flexible commercial and residential development options.; Significant development potential due to recent upzone with a base maximum height of 45 feet.; Exceptional connectivity: Proximity to Redmond Transit Center (0.2 miles) and Sound Transit East Link Light Rail station.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Stren Lea
    Real Estate License ID: WA 121073
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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