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Property profile & analytics
OFF-MARKET
Estimated value
$2,030,000
Medical Office Space
16260 85th St Redmond, WA 98052-3528
Entity Owned
5-yr Hold
Free & Clear
Property ID
US90-0197437
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1978
Construction
WOOD
Total area
3,210 SF
Lot
0.26 ac (11,360 SF)
Zoning code
TSQ
APN
660050-0040
UPID
US90-0197437
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
-
Redmond Family Dentistry Dental Office
-
Armans Therapy Physician
-
Brian Williams Dental Office
-
Dr. John Sackman Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$2.03M
Owner & transaction history
Sophty Investments LLC · 5 yrs held
Sophty Investments LLC
since 2020
Last sale
$1.9M
5 recorded transactions
Zoning & alternative use
TSQ · Redmond, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Code | Redmond, WA
Top alternative use upside
Office building
$3.1M
+143.9%
Commercial (general)
$2.5M
+96.7%
Auto repair, garage
$1.5M
+16.2%
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 Redmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redmond 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
$2,195,000
ML approach
$2,270,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,270,000
Current use
OFFICE BUILDING
$3,095,000
Change: +144% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,495,000
Change: +97% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,475,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$1,260,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$2.03M
Range $1.83M – $2.23M · ±10% · vs last sale $1.93M (Dec 31 2020)
Last sale anchor
$1.93M
Dec 31 2020
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
$632 / 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
$13,367
Tax year 2022
Assessed value
$1,818,600
Assessed 2022
Previous assessed
$1,818,600
+0.0% YoY
Effective rate
0.74%
On assessed value
Assessed land
$1,817,600
Assessed improvement
$1,000
Land market value
$1,817,600
Improvement market value
$1,000
Total market value
$1,818,600
Applied tax rate
2,025.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
FORCED AIR
Stories
2
Total area
3,210 SF
Lot
0.26 ac (11,360 SF)
Zoning code
TSQ
APN
660050-0040
UPID
US90-0197437
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
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Code | Redmond, WA
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1978
Construction
WOOD
Heating
FORCED AIR
Stories
2
Lot
0.26 ac
Current owner
From public records · entity-resolved
Sophty Investments LLC
Entity
Free & Clear · 5 yrs held
Mailing address
9524 SE 68TH ST, MERCER ISLAND, WA 98040-5119
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2021
—
Sophty Investments LLC
—
Deed
related
$1,540,000 · Provide INC
Dec 31, 2020
$1,925,000
Sophty Investments LLC
Sackman Family LLC
Warranty Deed
—
Oct 8, 2001
$875,000
Sackman Family LLC
Utter Trust
Grant Deed
$700,000 · Utter Trust
Dec 22, 2000
—
Utter Trust
Utter,william V
Quit Claim Deed
related
—
—
—
Sophty Investments LLC
—
Deed Of Trust
related
$1,540,000 · Provide INC
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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