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Property profile & analytics
OFF-MARKET
Estimated value
$1,855,000
Retail space
13027 85th St Kirkland, WA 98033-8005
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-0706362
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
WOOD
Total area
2,260 SF
Lot
0.25 ac (10,912 SF)
Zoning code
RH 8
APN
124190-0052
UPID
US90-0706362
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
-
Mi-Microblading and Lash @ Salon Featherly Suites Hair Salon Nail Salon
-
Salon Featherly Suites Hair Salon Nail Salon
-
Plum Perfect Medical Spa Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.86M
Owner & transaction history
Suite85 LLC · 2 yrs held
Suite85 LLC
since 2023
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
RH 8 · Kirkland, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+41.7%
Commercial (general)
$1.2M
+30.0%
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 Kirkland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kirkland 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
$1,955,000
ML approach
$1,860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,255,000
Change: +42% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,150,000
Change: +30% · Conversion: Easy
Blend value · Realmo final
$1.86M
Range $1.67M – $2.04M · ±10% · vs last sale $1.80M (Dec 7 2023)
Last sale anchor
$1.80M
Dec 7 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
$821 / 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
$21,036
Tax year 2022
Assessed value
$1,276,900
Assessed 2022
Previous assessed
$1,276,900
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$654,700
Assessed improvement
$622,200
Land market value
$654,700
Improvement market value
$622,200
Total market value
$1,276,900
Applied tax rate
1,701.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1955
Construction
WOOD
Heating
ELECTRIC
Cooling
CENTRAL
Stories
1
Total area
2,260 SF
Lot
0.25 ac (10,912 SF)
Zoning code
RH 8
APN
124190-0052
UPID
US90-0706362
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
RH 8 · Kirkland, WAZoning RH 8 · permitted uses
RH 8 · Kirkland, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING
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
1955
Construction
WOOD
Heating
ELECTRIC
Cooling
Yes
Stories
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
Suite85 LLC
Entity
Mailing address
12408 172ND AVE NE, REDMOND, WA 98052-2270
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2024
—
Suite85 LLC
—
Deed
related
$1,460,000 · First Fed Bank
Dec 7, 2023
$1,800,000
Suite85 LLC
Key Home I LLC
Warranty Deed
—
Mar 25, 2022
$2,000,000
Key Home 1 LLC
Mehrari Sadri
Warranty Deed
$1,633,100 · Eastside Funding LLC
Oct 16, 2019
$1,260,000
Mehran Sadri
Looks By Lori LLC
Warranty Deed
—
Jan 28, 2011
—
City Of Kirkland
Looks By Lori LLC
Warranty Deed
—
Jun 4, 2003
—
Looks By Lori LLC
Hislop,glen M & Lori C
Quit Claim Deed
related
—
Jan 30, 1998
$11,763
Glen Hislop
Christopher,donald M & Virginia
Quit Claim Deed
related
—
—
—
Glen M Hislop
—
Deed Of Trust
related
$35,180 · Towne Bank
—
—
Looks By Lori LLC
—
Loan Modification
related
$385,000 · Banner Bk
—
—
Lori LLC
—
Deed Of Trust
related
$325,000 · Rainier Pacific Bank
—
—
Looks By Lori LLC
—
Deed Of Trust
related
$135,000 · Us Bank NA
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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