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Property profile & analytics
OFF-MARKET
Estimated value
$2,020,000
Office buildings
11 Frnt S St, Issaquah, WA 98027-3848
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-1716068
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,438 SF
Lot
0.51 ac (22,000 SF)
Zoning code
CBD
APN
332406-9507
UPID
US90-1716068
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
$2.05M
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$2.05M
Blend (final)
Blend
$2.02M
Owner & transaction history
Tl Issaquah Properties LLC · 6 yrs held
Tl Issaquah Properties LLC
since 2020
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
CBD · Issaquah, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.8M
+16.0%
Auto repair, garage
$1.6M
+4.5%
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 Issaquah submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Issaquah 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
$2,015,000
ML approach
$2,045,000
CAP Approach
CAP Return
Estimation
6%
$1,335,000
6.5%
$1,230,000
7%
$1,145,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,510,000
Current use
COMMERCIAL (GENERAL)
$1,755,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,580,000
Change: +5% · Conversion: Difficult
MEDICAL BUILDING
$1,360,000
Change: -10% · Conversion: Easy
RETAIL STORES
$1,350,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$2.02M
Range $1.82M – $2.22M · ±10% · vs last sale $2.00M (Jun 15 2020)
Last sale anchor
$2.00M
Jun 15 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
$588 / 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
$11,747
Tax year 2022
Assessed value
$1,547,100
Assessed 2022
Previous assessed
$1,547,100
+0.0% YoY
Effective rate
0.76%
On assessed value
Assessed land
$1,210,000
Assessed improvement
$337,100
Land market value
$1,210,000
Improvement market value
$337,100
Total market value
$1,547,100
Applied tax rate
1,405.0000
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
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Stories
1
Total area
3,438 SF
Lot
0.51 ac (22,000 SF)
Zoning code
CBD
APN
332406-9507
UPID
US90-1716068
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CBD · Issaquah, WA
Zoning CBD · permitted uses
CBD · Issaquah, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Issaquah. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Stories
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
Tl Issaquah Properties LLC
Entity
Mailing address
2016 129TH AVE SE, BELLEVUE, WA 98005-3936
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2021
—
Tl Issaquah Properties LLC
—
Deed
related
$1,000,000 · East West Bank
Jun 15, 2020
$2,000,000
Tl Issaquah Properties LLC
Rba Lynn Co LLC
Warranty Deed
$1,000,000 · Rba Lynn Co LLC
Dec 10, 2018
—
Rba Lynn Company LLC
—
Deed
related
$200,000 · Us Bank NA
Aug 29, 2018
—
Rba Lynn Company L L C
—
Deed
related
$450,000 · Us Bank NA
Jun 12, 1997
$462,000
Rba Lynn Co LLC
Wells Fargo Bank
Grant Deed
$416,000 · Money Store INC
—
—
Rba Lynn Co LLC
—
Deed Of Trust
related
$485,000 · Heritage Bank
—
—
Rba Lynn Co LLC
—
Deed Of Trust
related
$450,000 · Cascade Bank
—
—
Rba Lynn Co LLC
—
Deed Of Trust
related
$151,550 · Cascade 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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