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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Office buildings
1045 320th St Federal Way, WA 98003-5179
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-0204321
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
WOOD
Total area
3,765 SF
Lot
0.59 ac (25,636 SF)
Zoning code
CC-F
APN
150050-0010
UPID
US90-0204321
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
$1.18M
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.17M
Owner & transaction history
1045 Plazza LLC · 5 yrs held
1045 Plazza LLC
since 2020
Last sale
$1.2M
4 recorded transactions
Zoning & alternative use
CC-F · Federal Way, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+37.3%
Auto repair, garage
$1.3M
+19.5%
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 Federal Way submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Federal Way 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
$1,170,000
ML approach
$1,180,000
CAP Approach
CAP Return
Estimation
6%
$1,410,000
6.5%
$1,305,000
7%
$1,210,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,085,000
Current use
MEDICAL BUILDING
$1,485,000
Change: +37% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,295,000
Change: +20% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,035,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$1,000,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±10% · vs last sale $1.16M (Sep 1 2020)
Last sale anchor
$1.16M
Sep 1 2020
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
$311 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$10,294
Tax year 2022
Assessed value
$990,500
Assessed 2022
Previous assessed
$990,500
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$589,600
Assessed improvement
$400,900
Land market value
$589,600
Improvement market value
$400,900
Total market value
$990,500
Applied tax rate
1,205.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
HEAT PUMP
Cooling
REFRIGERATOR
Stories
1
Total area
3,765 SF
Lot
0.59 ac (25,636 SF)
Zoning code
CC-F
APN
150050-0010
UPID
US90-0204321
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CC-F · Federal Way, WA
Zoning CC-F · permitted uses
CC-F · Federal Way, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Federal Way. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1980
Construction
WOOD
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
1045 Plazza LLC
Entity
Mailing address
1045 S 320TH ST, FEDERAL WAY, WA 98003-5179
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2020
$1,162,500
1045 Plazza LLC
Debra E Wamace
Warranty Deed
$948,500 · American Continental Bank
Mar 11, 2002
$510,000
Bruce R Wallace
Washington Mututal Sav Bank
Grant Deed
$580,000 · Frontier Bank
Dec 29, 1989
$294,697
Pioneer Federal Savings Ban
Northwest Rainie
Grant Deed
related
—
—
—
Bruce R Wallace
—
Deed Of Trust
related
$150,000 · Frontier Bank
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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