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Property profile & analytics
OFF-MARKET
Estimated value
$7,460,000
Office buildings
16310 80th St Redmond, WA 98052-3861
Entity Owned
~
Est. High Equity
Property ID
US90-1766823
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
WOOD
Total area
14,022 SF
Lot
0.59 ac (25,665 SF)
Zoning code
TSQ
APN
022505-9029
UPID
US90-1766823
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
-
PETRA, Inc. Construction Company General Contractor
-
BiSOFT Consultancy Services LLC (Bike/Boat/Book/etc) Store Corporate Office
-
Western Property Management Property Management Company
-
Seattle LED (Bike/Boat/Book/etc) Store Hardware & Home Improvement
-
Square One Social Service Agency Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.26M
CAP Approach
CAP
$4.85M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.46M
Owner & transaction history
Rdm2 Property Owner LLC
Rdm2 Property Owner LLC
since 2025
7 recorded transactions
Zoning & alternative use
TSQ · Redmond, 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 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
$9,280,000
ML approach
$8,255,000
CAP Approach
CAP Return
Estimation
6%
$5,255,000
6.5%
$4,850,000
7%
$4,505,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$10,895,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$7.46M
Range $6.71M – $8.21M · ±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
$532 / 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
$34,792
Tax year 2022
Assessed value
$4,737,600
Assessed 2022
Previous assessed
$4,737,600
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$4,106,400
Assessed improvement
$631,200
Land market value
$4,106,400
Improvement market value
$631,200
Total market value
$4,737,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
FORCED AIR
Stories
3
Total area
14,022 SF
Lot
0.59 ac (25,665 SF)
Zoning code
TSQ
APN
022505-9029
UPID
US90-1766823
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
TSQ · Redmond, WA
Zoning TSQ · permitted uses
TSQ · Redmond, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redmond. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$10.9M
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
1983
Construction
WOOD
Heating
FORCED AIR
Stories
3
Lot
0.59 ac
Current owner
From public records · entity-resolved
Rdm2 Property Owner LLC
Entity
Mailing address
1999 CIR DR STE B, CLEVELAND, OH 44106-3621
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2025
—
Rdm2 Property Owner LLC
16221 81st Owner LLC
Special Warranty Deed
$92,500,000 · Kennedy Wilson Capital
Jun 22, 2023
$9,999,000
16310 80th Owner LLC
Williams Redmond LLC
Special Warranty Deed
$22,115,000 · The Union Labor Life Insurance Comp
Feb 28, 2022
—
Williams Redmond LLC
—
Deed
related
$2,115,000 · Luther Burbank Savings
Apr 14, 2016
$3,450,000
Williams Redmond LLC
Spencer Malone LLC
Warranty Deed
$2,300,000 · Luther Burbank Savings
Jun 22, 2006
—
Spencer Malone LLC
Spencer Malone Partnership
Quit Claim Deed
related
$2,100,000 · Wells Fargo Financial Bank
Apr 13, 1995
$750,000
Spencer-malone Ptshp
Miller,albert
Grant Deed
$481,000 · Seattle-first National Bank
Mar 30, 1995
$96,536
Albert Miller
Mortgage Svcs INC Bankruptcy
Quit Claim Deed
related
—
Feb 9, 1994
—
Albert Miller
Elsie Miller Est
Quit Claim Deed
related
—
—
—
Spencer Malone Partnership
—
Deed Of Trust
related
$275,000 · Key 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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