Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Redmond Warehouse/Flex Space Available Title is generated by Realmo AI

    9825 - 9931 Willows Road NE, Redmond, WA 98052

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    58,467 SF warehouse, office, flex space near Meta's Building X.

    Type:Industrial
    Property size:
    46,535 SF
    Added:
    Sep 25, 2025
    Days on Market:
    241
    Last Refresh:
    Dec 3 at 7:48 pm

    Property Features for 9825 - 9931 Willows Road NE

    General Information

    Standard status
    Active
    Size
    46,535 SF
    Property subtype
    Industrial

    Spaces For Lease

    at 9825 - 9931 Willows Road NE Contact us

    We can help!

    Listing Contact
    Aaron Mathieu

    Listing agent Aaron Mathieu

    Listing office Lee & Associates Commercial Real Estate Services

    Listing date Sep 25, 2025

    Source Lee-associates

    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 Commercial Real Estate Services

    HighLights

    • Best‑in‑class multi‑tenant office/warehouse/flex building park.
    • 58,467 SF total space available 12/01/2024.
    • Located in the Willows/Rose Hill submarket of Redmond with easy access to I‑405 and Highway 520.
    • Located adjacent to Meta's Building X.
    • Warehouse, office, flex space with 24' - 26' clear height in warehouse.
    • Convenient access off Willows Road across the street from Willows Run Golf Course.

    Overview

    Willows Commerce Park is a multi-tenant office, warehouse, and flex building park located in the Willows/Rose Hill submarket of Redmond. The park comprises four buildings totaling 428,328 square feet of space on 31.59 acres. It offers convenient access to I-405 and Highway 520 and is adjacent to public pedestrian, bike, and equestrian trails. The available space, totaling 58,467 square feet, will be available starting December 1, 2024. The property is located adjacent to Meta's Building X and across the street from Willows Run Golf Course. The warehouse, office, and flex space features 24' - 26' clear height in the warehouse, 4 grade-level doors, and 2 dock-high doors.
    Property Profile Location Intelligence

    Current Use by Public Records

    The iec Alternative Medicine Practice Microsoft IEC Electronics & Wireless Store Nu-Torque Inc Industrial Manufacturer DigiPen Learning Resource ... Training Center

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Redmond
    County
    King
    State
    Washington
    Longitude
    -122.1506587
    Latitude
    47.6871558

    Nearby Similar for Lease

    • $23 SF/Yr
      3,716 SF

      Redmond Office Space Available

      Professional office space with flexible floor plan and natural light.
      11241 Willows Rd NE, Redmond, WA 98052
      View Details
    • $3,000/Mo
      800 SF

      Redmond Retail Space For Lease

      High-visibility retail space in downtown Redmond, near transit.
      16651 Redmond Way NE, Redmond, WA 98052
      View Details
    • $4,659/Mo
      1,747 SF

      Redmond Office Space For Lease

      Office space near downtown Redmond with convenient transit access.
      16455 85th St, Redmond, WA 98052
      View Details
    • $14,921/Mo
      3,979 SF

      Redmond Two-Story Office Building

      7,788 SF office building in downtown Redmond for lease.
      8405 165th Ave NE, Redmond, WA 98052
      View Details
    • $2,250/Mo
      690 SF

      Downtown Redmond Office Space For Rent

      Professional office space in downtown Redmond with natural light.
      16275 85th St, Redmond, WA 98052
      View Details
    • $32 SF/Yr
      1,747 SF

      Redmond Office Space For Lease

      Prime Redmond office space near downtown, ideal for professionals.
      16455 NE 85th St, Redmond, WA
      View Details
    • $1,033/Mo
      310 SF

      Redmond Office Center - Building 4

      Professional office space in a convenient Redmond location.
      7981 168th Ave NE, Redmond, WA 98052
      View Details
    • $7,698/Mo
      3,849 SF

      Redmond First Floor Office Space

      First floor office space available for lease in Redmond.
      15400 90th St, Redmond, WA 98052
      View Details
    • $13,916/Mo
      6,958 SF

      Redmond First Floor Office Space

      Divisible first floor office space in Redmond available for lease.
      15400 90th St, Redmond, WA 98052
      View Details
    • $1,000/Mo
      274 SF

      Downtown Redmond Office Condo For Lease

      Office condo for lease in downtown Redmond with parking.
      16275 85th St, Redmond, WA 98052
      View Details
    • $3,707/Mo
      1,390 SF

      Redmond Dental/Professional Office Space

      Turnkey office space near Downtown Redmond with excellent transit access.
      16455 85th St, Redmond, WA 98052
      View Details
    • $657/Mo
      197 SF

      Redmond Office Center - Building 4

      Class B office building in Redmond, renovated in 1995.
      7981 168th Ave NE, Redmond, WA 98052
      View Details

    FAQs

    What type of property is this?
    Industrial property - 58,467 SF warehouse, office, flex space near Meta's Building X.
    Where is this industrial property located?
    The property is located at 9825 - 9931 Willows Road NE Redmond, WA.
    What are key features of this property?
    This property features: Best‑in‑class multi‑tenant office/warehouse/flex building park.; 58,467 SF total space available 12/01/2024.; Located in the Willows/Rose Hill submarket of Redmond with easy access to I‑405 and Highway 520.
    (206) 210-5207
    We can help!
    Listing Contact
    Aaron Mathieu
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    9825 - 9931 Willows Road NE, Redmond, WA 98052
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!