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Property profile & analytics
OFF-MARKET
Estimated value
$3,310,000
Office buildings
1520 11th NW Ave, Issaquah, WA 98027-5317
Entity Owned
7-yr Hold
Free & Clear
Property ID
US90-1689614
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,596 SF
Lot
1.34 ac (58,505 SF)
Zoning code
UC
APN
355750-0232
UPID
US90-1689614
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.31M
Owner & transaction history
Costco Wholesale Corp · 7 yrs held
Costco Wholesale Corp
since 2018
7 recorded transactions
Zoning & alternative use
UC · Issaquah, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,370,000
Change: -10% · Conversion: Easy
RETAIL STORES
$5,335,000
Change: -11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$5,185,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.31M
Range $2.98M – $3.64M · ±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
$243 / 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
$33,227
Tax year 2022
Assessed value
$4,380,700
Assessed 2022
Previous assessed
$4,380,700
+0.0% YoY
Effective rate
0.76%
On assessed value
Assessed land
$1,638,100
Assessed improvement
$2,742,600
Land market value
$1,638,100
Improvement market value
$2,742,600
Total market value
$4,380,700
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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
OTHER
Stories
1
Total area
13,596 SF
Lot
1.34 ac (58,505 SF)
Zoning code
UC
APN
355750-0232
UPID
US90-1689614
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
UC · Issaquah, WA
Zoning UC · permitted uses
UC · 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
MEDICAL BUILDING
Est. value
$5.4M
RETAIL STORES
Est. value
$5.3M
INDUSTRIAL (GENERAL)
Est. value
$5.2M
MEDICAL BUILDING
RETAIL STORES
INDUSTRIAL (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
1995
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.34 ac
Current owner
From public records · entity-resolved
Costco Wholesale Corp
Entity
Free & Clear · 7 yrs held
Mailing address
999 LK DR, ISSAQUAH, WA 98027-8990
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 9, 2018
$5,750,000
Costco Wholesale Corp
Rouvelas LLC
Grant Deed
—
Sep 5, 2003
—
Rouvelas LLC
Rouvelas,emanuel L
Quit Claim Deed
related
—
Mar 13, 2003
—
Pauline F Spyridis
Rouvelas,larry E Est
Grant Deed
related
—
Apr 17, 2002
—
Emanuel E Rouvelas
Rouvelas Trust
Quit Claim Deed
related
—
Jan 5, 2001
—
Larry Spyridis
Spyridis,constance
Quit Claim Deed
related
—
Jan 5, 2001
$3,450,000
Rouvelas Trust
E A Durell & Co INC
Trustees Deed
$1,950,000 · Washington Mutual Fsb
—
—
Rouvelas LLC
—
Deed Of Trust
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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