Entity Owned 
For Lease
Contact for pricing
16135 NE 85Th St, Redmond, WA 98052
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Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1982
Construction
WOOD FRAME
Total area
12,910 SF
Lot
2.29 ac (99,747 SF)
Zoning code
TSQ
APN
022505-9142
UPID
US90-0432631
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store Corporate Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.16M
Blend (final)
Blend
$2.27M
Owner & transaction history
since 2022
4 recorded transactions
Zoning & alternative use
TSQ · Redmond, WA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.27M
Value range
$2.04M – $2.50M
±10% around blend
Estimated value / SF
$176 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
60
$2.04M
blend $2.27M
$2.50M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
12,910 SF
Lot area
2.29 ac
Year built
1982
Stories
1
APN
022505-9142
Zoning
TSQ
Assessed value
$15,981,200
Annual tax
$233,094
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$4.33M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.0 mi away · 11,660 SF
12.1 mi away · 16,128 SF
22.3 mi away · 11,484 SF
22.7 mi away · 11,040 SF
23.8 mi away · 11,984 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.27M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 27 sales
$777
-77%
County 433 sales
$510
-66%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $176/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$15.98M
Move the market yield to see immediate price impact.
Value / SF
$1,238
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.01M
$20.14M
$14.38M
$11.19M
$1.12M
$22.37M
$15.98M
$12.43M
$1.23M
$24.61M
$17.58M
$13.67M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$2.60M
7.8 mi · Jan 2026 · $276/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$233,094
Tax year 2022
Assessed value
$15,981,200
Assessed 2022
Previous assessed
$15,981,200
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$15,981,200
Land market value
$15,981,200
Total market value
$15,981,200
Applied tax rate
2,025.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
For Lease
Year built
1982
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Total area
12,910 SF
Lot
2.29 ac (99,747 SF)
Zoning code
TSQ
APN
022505-9142
UPID
US90-0432631
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
TSQ · Redmond, WAZoning TSQ · permitted uses
TSQ · Redmond, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1982
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Lot
2.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
TSQ
Jurisdiction
Redmond, WA
Recorded code
TSQ
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for TSQ in Redmond, WA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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