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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Specialty properties
10442 Willows NE Rd, Redmond, WA 98052-2504
Entity Owned
7-yr Hold
Free & Clear
Property ID
US90-1683256
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1994
Construction
FRAME
Total area
10,680 SF
Lot
84.85 ac (3,696,066 SF)
Zoning code
UR
APN
342605-9018
UPID
US90-1683256
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$810k
Owner & transaction history
Sasada Sports Intl LLC · 7 yrs held
Sasada Sports Intl LLC
since 2019
3 recorded transactions
Zoning & alternative use
UR · Redmond, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+67.7%
Apartment house (5+ units)
$1.0M
+47.1%
Restaurant
$930,000
+35.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Redmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redmond submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$685,000
Current use
AUTO REPAIR, GARAGE
$1,145,000
Change: +68% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,005,000
Change: +47% · Conversion: Difficult
RESTAURANT
$930,000
Change: +36% · Conversion: Difficult
MEDICAL BUILDING
$905,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$725,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$810k
Range $729k – $891k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$76 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$41,908
Tax year 2024
Assessed value
$5,116,390
Assessed 2023
Previous assessed
$5,116,390
+0.0% YoY
Effective rate
0.82%
On assessed value
Assessed land
$476,790
Assessed improvement
$4,639,600
Land market value
$1,589,300
Improvement market value
$4,639,600
Total market value
$6,228,900
Applied tax rate
2,025.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1994
Construction
FRAME
Heating
OTHER
Buildings
2
Stories
2
Total area
10,680 SF
Lot
84.85 ac (3,696,066 SF)
Zoning code
UR
APN
342605-9018
UPID
US90-1683256
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
UR · Redmond, WA
Zoning UR · permitted uses
UR · Redmond, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redmond. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$685,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
RESTAURANT
Est. value
$930,000
MEDICAL BUILDING
Est. value
$905,000
RETAIL STORES
Est. value
$725,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1994
Construction
FRAME
Heating
OTHER
Stories
2
Buildings
2
Lot
84.85 ac
Current owner
From public records · entity-resolved
Sasada Sports Intl LLC
Entity
Free & Clear · 7 yrs held
Mailing address
10402 WILLOWS RD NE, REDMOND, WA 98052-2504
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2019
$10,365,000
Sasada Sports Intl LLC
Access Golf LLC
Correction Deed
—
Mar 8, 2019
$10,365,000
Sasada Sports Internationa LLC
Access Golf LLC
Grant Deed
—
Mar 13, 2003
—
Access Golf LLC
—
Deed Of Trust
related
$2,000,000 · Us Bank NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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