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Property profile & analytics
OFF-MARKET
Estimated value
$1,755,000
Grocery and convenience stores
11448 Avondale NE Rd Redmond, WA 98052-2801
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-0704623
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,224 SF
Lot
0.35 ac (15,173 SF)
Zoning code
NC2
APN
312606-9103
UPID
US90-0704623
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
-
ATM Atm
-
Avondale Food Center Grocery & Convenience Store
-
UPS Access Point Locker Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.79M
CAP Approach
CAP
$1.39M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.76M
Owner & transaction history
Pac West Energy LLC · 5 yrs held
Pac West Energy LLC
since 2021
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
NC2 · Redmond, WA
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
$1,830,000
ML approach
$1,785,000
CAP Approach
CAP Return
Estimation
6%
$1,505,000
6.5%
$1,390,000
7%
$1,290,000
Blend value · Realmo final
$1.76M
Range $1.58M – $1.93M · ±10% · vs last sale $1.70M (May 27 2021)
Last sale anchor
$1.70M
May 27 2021
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
$415 / 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
$12,157
Tax year 2022
Assessed value
$1,689,600
Assessed 2022
Previous assessed
$1,689,600
+0.0% YoY
Effective rate
0.72%
On assessed value
Assessed land
$546,200
Assessed improvement
$1,143,400
Land market value
$546,200
Improvement market value
$1,143,400
Total market value
$1,689,600
Applied tax rate
2,019.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
OTHER
Stories
1
Total area
4,224 SF
Lot
0.35 ac (15,173 SF)
Zoning code
NC2
APN
312606-9103
UPID
US90-0704623
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
NC2 · Redmond, WAZoning NC2 · permitted uses
NC2 · Redmond, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Code | Redmond, WA
Building & site characteristics
From public records
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
Yes
Stories
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Pac West Energy LLC
Entity
Mailing address
3450 E COMMERCIAL CT, MERIDIAN, ID 83642-8915
Ownership since
2021
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
May 27, 2021
$1,700,000
Pac West Energy LLC
Marcelino Agcaoili
Warranty Deed
—
Jan 22, 2020
—
Agcaoili,m & S Living Trust
—
Deed
related
$383,311 · Bank Of America
Jan 17, 2007
—
Agcaoili M & S Living Trust
Agcaoili,marcelino
Quit Claim Deed
related
—
May 26, 1994
$710,000
Marcelino Agcaoili
Kim,sung M & Yan
Grant Deed
$700,000 · Money Store Washington INC
May 2, 1989
$530,000
Sung Kim
Koh
Grant Deed
$63,600 · Seller
—
—
Marcelino F Agcaoili
—
Deed Of Trust
related
$572,500 · Cascade Bank
—
—
Agcaoili,m & S Living Trust
—
Loan Modification
related
$383,311 · Bank Of America
—
—
Agcaoili,marcelino & Soobok Trust
—
Deed Of Trust
related
$495,000 · Bank Of America
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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