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Property profile & analytics
FOR LEASE
Office buildings
11121 Willows Rd NE Redmond, WA 98052
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-0729277
For Lease
$21,620,000
11121 Willows Rd NE, Redmond, WA 98052
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
CONCRETE
Total area
62,190 SF
Lot
4.95 ac (215,789 SF)
Zoning code
BP
APN
697950-0050
UPID
US90-0729277
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
-
WebTuner (Bike/Boat/Book/etc) Store Corporate Office
-
InComm Product Control Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.52M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.62M
Owner & transaction history
Quadrant Willows Owner LLC · 6 yrs held
Quadrant Willows Owner LLC
since 2019
7 recorded transactions
Zoning & alternative use
BP · Redmond, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$23,315,000
6.5%
$21,520,000
7%
$19,985,000
Blend value · Realmo final
$21.62M
Range $19.46M – $23.78M · ±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
$348 / 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
$143,268
Tax year 2022
Assessed value
$19,516,600
Assessed 2022
Previous assessed
$19,516,600
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$9,710,500
Assessed improvement
$9,806,100
Land market value
$9,710,500
Improvement market value
$9,806,100
Total market value
$19,516,600
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2000
Construction
CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
3
Total area
62,190 SF
Lot
4.95 ac (215,789 SF)
Zoning code
BP
APN
697950-0050
UPID
US90-0729277
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BP · Redmond, WA
Zoning BP · permitted uses
BP · 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.
Building & site characteristics
From public records
Year built
2000
Construction
CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
3
Lot
4.95 ac
Current owner
From public records · entity-resolved
Quadrant Willows Owner LLC
Entity
Mailing address
PO BOX 2021, WARREN, MI 48090-2021
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2019
$36,821,250
Quadrant Willows Owner LLC
Ipx Willows Road Investors LLC
Special Warranty Deed
—
Mar 3, 2016
$12,097,500
Ipx Willows Road Investors LLC
Legacy Partners II Redmond Quadrant
Special Warranty Deed
$17,955,000 · M & T Bank
May 31, 2013
—
Ptrs Quadran Legacy II
—
Deed Of Trust
related
$105,000,000 · General Electric Capital Corp
Jul 29, 2011
—
Partners Qua Legacy II
—
Deed Of Trust
related
$2,502,500 · Mesa West R/e Income Fund
Aug 15, 2007
—
Ptrs Quadran Legacy II
—
Deed Of Trust
related
$500,000,000 · Societe Generale
Jun 20, 2007
$14,000,000
Ptrs Quadran Legacy II
Ames West LLC
Deed Of Trust
$11,839,000 · Societe Generale
Jun 14, 2000
$11,710,140
Ames West LLC
Quadrant Corp
Grant Deed
$8,421,053 · Everett Mutual Savings Bank
—
—
Ames West LLC
—
Deed Of Trust
related
$8,700,000 · State Farm Life Insurance Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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