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Property profile & analytics
FOR LEASE
Office buildings
12121 Harbour Reach Dr Mukilteo, WA 98275
Entity Owned
8-yr Hold
Free & Clear
Property ID
US90-3323817
For Lease
1 / 2
$22 SF/Yr
12121 Harbour Reach Dr, Mukilteo, WA 98275
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2001
Construction
TYPE NOT SPECIFIED
Total area
35,846 SF
Lot
2.69 ac (117,176 SF)
Zoning code
IP
APN
788400002607
UPID
US90-3323817
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
-
Rane Corporation Electronics & Wireless Store Big Box & Wholesale Store
-
Janis Mccullough, PT Physician
-
Brian Jun-Hong Feng Physician
-
Tyler Cox Physician
-
Dale K Hoistad Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.48M
Comparable Approach
Comparable
$11.94M
Blend (final)
Blend
$11.54M
Owner & transaction history
Hpo Investment LLC · 8 yrs held
Hpo Investment LLC
since 2018
2 recorded transactions
Zoning & alternative use
IP · Mukilteo, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.6M
+45.3%
Auto repair, garage
$15.6M
+21.7%
Apartment house (5+ units)
$14.8M
+16.0%
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 Mukilteo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mukilteo 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%
$11,350,000
6.5%
$10,475,000
7%
$9,730,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$12,785,000
Current use
RESTAURANT
$18,575,000
Change: +45% · Conversion: Moderate
AUTO REPAIR, GARAGE
$15,555,000
Change: +22% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,825,000
Change: +16% · Conversion: Easy
MEDICAL BUILDING
$13,995,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$10,865,000
Change: -15% · Conversion: Easy
RETAIL STORES
$10,435,000
Change: -18% · Conversion: Moderate
WAREHOUSE, STORAGE
$10,350,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$11.54M
Range $10.38M – $12.69M · ±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
$322 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$56,679
Tax year 2023
Assessed value
$8,080,000
Assessed 2023
Previous assessed
$7,270,200
+11.1% YoY
Effective rate
0.70%
On assessed value
Assessed land
$2,026,900
Assessed improvement
$6,053,100
Land market value
$2,026,900
Improvement market value
$6,053,100
Total market value
$8,080,000
Applied tax rate
673.0000
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
PROFESSIONAL BUILDING
Status
For Lease
Year built
2001
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
NONE
Stories
2
Total area
35,846 SF
Lot
2.69 ac (117,176 SF)
Zoning code
IP
APN
788400002607
UPID
US90-3323817
Jurisdiction
SNOHOMISH
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
IP · Mukilteo, WA
Zoning IP · permitted uses
IP · Mukilteo, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mukilteo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$12.8M
RESTAURANT
Est. value
$18.6M
AUTO REPAIR, GARAGE
Est. value
$15.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.8M
MEDICAL BUILDING
Est. value
$14.0M
COMMERCIAL (GENERAL)
Est. value
$10.9M
RETAIL STORES
Est. value
$10.4M
WAREHOUSE, STORAGE
Est. value
$10.4M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
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
2001
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
2
Lot
2.69 ac
Current owner
From public records · entity-resolved
Hpo Investment LLC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 700, MERCER ISLAND, WA 98040-0700
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2018
$7,550,000
Hpo Investment LLC
Bocek Of Nca LLC
Warranty Deed
—
May 26, 2005
$4,779,000
Bocek Of Nca LLC
Hp Dev LLC
Warranty Deed
$3,600,000 · North American Savings 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.
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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