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    16150 85th St Redmond, WA 98052-3539
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    Property profile & analytics

    16150 85th St, Redmond, WA 98052-3539

    View on Map
    • Retail space
    • 49,432 SF
    • 2.65 lot acres
    Off-Market
    Property ID
    US90-1334417
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $9,640,000
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Smile Artistry / Dental Office
    • Marquis Family Dentistry / Dental Office
    • Wellness Centered Dentistry / Dental Office
    • Karen McNeill, DDS / Dental Office
    • Roos Orthodontics / Dental Office

    Property Details for 16150 85th St

    Year built
    1983
    Construction
    WOOD
    Lot size
    2.65 lot acres
    Zone code
    TSQ
    Property type
    Retail space
    APN
    920020-0020
    APU
    9200200020

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Oct 19, 2016 — Alco Cascade LLC — Deed · related $8M · Miscellaneous Ins Co
    Aug 24, 2015 $14,800,000 Alco Cascade LLC Village Square Redmond LLC Grant Deed —
    Nov 27, 2002 $7,290,000 Vallage Square Redmond LLC Hawks Prairie-madison LLC Grant Deed —
    Nov 27, 2002 — Harks Prairie-madison LLC Northwest Real Estate LLC Grant Deed · related —
    Dec 23, 1998 — Northwest Real Estate LLC — Deed Of Trust · related $3.3M · Ohio National Life Insurance
    Feb 15, 1996 — Northwest Real Estate LLC — Grant Deed · related $1.6M · Columbia State Bank
    May 10, 1991 — Metropolitan Federal S&l As Hancock,david (t Grant Deed · related —
    — — Northwest Real Estate LLC — Deed Of Trust · related $650k · Individual
    — — Alco Cascade LLC — Deed Of Trust · related $8M · Miscellaneous Ins Co

    Description

    Village Square, located at 16150 NE 85th St in Redmond, WA 98052, offers 11,556 square feet of prime creative office space for lease. This King County property is currently fully vacant and presents a unique opportunity for a single tenant to occupy the entire building or for multiple tenants to lease individual suites. The building is divided into four suites, with a minimum divisible space of 1,739 square feet and a maximum contiguous space of 6,673 square feet. This flexibility allows for businesses of various sizes to find a suitable workspace within Village Square. The property's "Creative Office" designation suggests a layout and design conducive to innovative and collaborative work environments. The address is conveniently located in Redmond, offering easy access to major transportation routes and amenities. The entire 11,556 square feet is available for lease, providing a significant opportunity for a company seeking substantial space in a desirable location. Interested parties should inquire about lease terms and conditions. This is an exceptional chance to secure a prominent presence in a thriving Redmond business community. The property's location in King County, Washington, offers access to a robust workforce and a dynamic economic landscape. The building's layout and size make it ideal for a variety of businesses seeking a modern and functional workspace.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Redmond
    County
    King
    State
    Washington
    Longitude
    -122.124
    Latitude
    47.6789
    CBSA code
    42660
    CBSA name
    SEATTLE-TACOMA-BELLEVUE, WA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $131,450
    $17,906,600
    $0.00
    $17,906,600
    -
    $17,906,600
    $0.00
    $17,906,600

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    16150 85th St
    Redmond, WA 98052-3539
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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