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Property profile & analytics
OFF-MARKET
Estimated value
$1,545,000
Outlet malls
16550 Vly Hwy, Tukwila, WA 98188-5524
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-0064470
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,985 SF
Lot
0.42 ac (18,283 SF)
Zoning code
C/LI
APN
252304-9084
UPID
US90-0064470
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
$1.63M
CAP Approach
CAP
$1.38M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.55M
Owner & transaction history
Guga S Enterprises LLC · 6 yrs held
Guga S Enterprises LLC
since 2020
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
C/LI · Tukwila, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+2.6%
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 Tukwila submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tukwila 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
$1,710,000
ML approach
$1,630,000
CAP Approach
CAP Return
Estimation
6%
$1,485,000
6.5%
$1,375,000
7%
$1,275,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,400,000
Current use
AUTO REPAIR, GARAGE
$2,460,000
Change: +3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,125,000
Change: -12% · Conversion: Difficult
OFFICE BUILDING
$2,115,000
Change: -12% · Conversion: Easy
MEDICAL BUILDING
$2,060,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.55M
Range $1.39M – $1.70M · ±10% · vs last sale $1.50M (May 8 2020)
Last sale anchor
$1.50M
May 8 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
$258 / 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
$17,579
Tax year 2022
Assessed value
$1,617,300
Assessed 2022
Previous assessed
$1,617,300
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$315,300
Assessed improvement
$1,302,000
Land market value
$315,300
Improvement market value
$1,302,000
Total market value
$1,617,300
Applied tax rate
2,426.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Total area
5,985 SF
Lot
0.42 ac (18,283 SF)
Zoning code
C/LI
APN
252304-9084
UPID
US90-0064470
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
C/LI · Tukwila, WA
Zoning C/LI · permitted uses
C/LI · Tukwila, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tukwila. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
MEDICAL BUILDING
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Guga S Enterprises LLC
Entity
Mailing address
16550 W VLY HWY, TUKWILA, WA 98188-5524
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2020
$1,500,000
Guga S Enterprises LLC
Fd Realestate LLC
Warranty Deed
$1,275,000 · Homestreet Bank
Jun 22, 2017
—
Fd Realestate LLC
—
Deed
related
$630,000 · Bank Of America
Jul 27, 2004
$880,000
Fd Realestate LLC
Tab Two LLC
Grant Deed
$504,157 · Cnl Commercial Finance INC
Apr 6, 2001
$1,850,000
Tab Two LLC
Tukwila Trade Center LLC
Grant Deed
$862,954 · Evergreenbank
—
—
Fd Realestate LLC
—
Deed Of Trust
related
$432,000 · Northwest Busn Dev Assn
—
—
Fd Realestate LLC
—
Deed Of Trust
related
$630,000 · Bank Of America
—
—
Tab Two LLC
—
Deed Of Trust
related
$1,305,970 · Evergreenbank
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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