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    Redmond Land Near Downtown Title is generated by Realmo AI

    16455 85th St, Redmond, WA 98052

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    Land near downtown Redmond with high foot traffic.

    Type:Commercial
    Property size:
    7,095 SF
    Added:
    May 20, 2026
    Days on Market:
    9
    Last Refresh:
    May 21 at 7:36 am

    Property Features for 16455 85th St

    General Information

    Standard status
    Active
    Size
    7,095 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1982

    We can help!

    Listing Contact
    JENNY LIU
    JENNY LIU

    Listing agent JENNY LIU

    Listing office RE/MAX METRO REALTY, INC.

    Listing date May 20, 2026

    Source Corcoran

    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 RE/MAX METRO REALTY, INC.

    HighLights

    • Prime location near downtown Redmond, close to the upcoming East Link Light Rail station and Redmond Transit Center.
    • Strong redevelopment investment potential due to EH Zoning and location at 2025 Downtown Redmond Edge Zoning update.
    • Proximity to major employers like Microsoft, enhancing economic appeal.
    • Abundant amenities within walking distance: retail, dining, grocery, parks, and essential services.
    • Generous onsite parking for tenants and clients.
    • Year Built: 1982

    Overview

    This property is ideally situated near downtown Redmond, benefiting from high foot traffic and convenient transit access. Its location offers proximity to the upcoming East Link Light Rail station and the Redmond Transit Center. The area's economic appeal is enhanced by neighboring major employers such as Microsoft. A variety of retail, dining, grocery options, parks, and essential services are within a short walk, providing convenience for tenants and visitors. The property includes on-site parking. Currently EH Zoning, this property located at 2025 Downtown Redmond Edge Zoning update, offers potential for investors and developers, making it an ideal long-term investment. The property size is 7095 square feet.
    Location Intelligence

    Current Use by Public Records

    Redmond Art of Dentistry Dental Office Merchant Nadeem DDS Dental Office Higgason Construction Construction Company Bienstock Law, PLLC Law Firm Dr. Daniel Bickel Dental Office

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Hair Salon Dental Office Nail Salon Building Supply Daycare Center 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
    -122.1206672
    Latitude
    47.6782092

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    FAQs

    What type of property is this?
    Commercial land - Land near downtown Redmond with high foot traffic.
    Where is this commercial land located?
    The property is located at 16455 85th St Redmond, WA.
    What are key features of this property?
    This property features: Prime location near downtown Redmond, close to the upcoming East Link Light Rail station and Redmond Transit Center.; Strong redevelopment investment potential due to EH Zoning and location at 2025 Downtown Redmond Edge Zoning update.; Proximity to major employers like Microsoft, enhancing economic appeal.
    (425) 230-7538
    We can help!
    Listing Contact
    JENNY LIU
    JENNY LIU
    Learn More
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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.

    More about this property
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