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Property profile & analytics
OFF-MARKET
Estimated value
$1,350,000
Office buildings
1048 James St, Kent, WA 98032-4600
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-0738275
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,156 SF
Lot
0.45 ac (19,435 SF)
Zoning code
GC-MU
APN
804080-0070
UPID
US90-0738275
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
Current use
Occupant on record · Public records
-
Little Multilingual Daycare Center
-
Jeong Lee Physician
-
Little Multilingual/Multilingual-Kids Academy Daycare Center Foster Care Service
-
Brittany Kirk Alternative Medicine Practice Spa & Massage Center
-
Olsen Insurance Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.34M
CAP Approach
CAP
$1.66M
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.35M
Owner & transaction history
Little Multilingual Education Group · 3 yrs held
Little Multilingual Education Group
since 2023
Last sale
$1.4M
4 recorded transactions
Zoning & alternative use
GC-MU · Kent, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+67.3%
Medical building
$2.0M
+51.7%
Retail stores
$2.0M
+50.7%
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 Kent submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kent 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
$1,335,000
ML approach
$1,340,000
CAP Approach
CAP Return
Estimation
6%
$1,800,000
6.5%
$1,660,000
7%
$1,540,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,345,000
Current use
AUTO REPAIR, GARAGE
$2,245,000
Change: +67% · Conversion: Difficult
MEDICAL BUILDING
$2,035,000
Change: +52% · Conversion: Easy
RETAIL STORES
$2,025,000
Change: +51% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,965,000
Change: +46% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,790,000
Change: +33% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,590,000
Change: +18% · Conversion: Easy
Blend value · Realmo final
$1.35M
Range $1.22M – $1.49M · ±10% · vs last sale $1.44M (Jan 6 2023)
Last sale anchor
$1.44M
Jan 6 2023
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
$262 / 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
$11,725
Tax year 2022
Assessed value
$1,086,900
Assessed 2022
Previous assessed
$1,086,900
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$398,400
Assessed improvement
$688,500
Land market value
$398,400
Improvement market value
$688,500
Total market value
$1,086,900
Applied tax rate
1,526.0000
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Total area
5,156 SF
Lot
0.45 ac (19,435 SF)
Zoning code
GC-MU
APN
804080-0070
UPID
US90-0738275
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
GC-MU · Kent, WA
Zoning GC-MU · permitted uses
GC-MU · Kent, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kent. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Little Multilingual Education Group
Entity
Ownership since
2023
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
Jan 6, 2023
$1,439,999
Little Multilingual Education Group
E & A Investments LLC
Warranty Deed
$1,000,000 · Washington State Department Of Comm
Feb 11, 2016
$710,000
E & A Investments LLC
Hw Associates LLC
Warranty Deed
—
Apr 18, 2000
—
H & W Associates LLC
H & W Associates
Quit Claim Deed
related
—
—
—
H & W Associates LLC
—
Deed Of Trust
related
$210,141 · Puyallup Valley 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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