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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Office Spaces
16645 85th St Redmond, WA 98052-3763
Entity Owned
3-yr Hold
Free & Clear
Property ID
US90-3273319
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1904
Construction
FRAME
Total area
2,960 SF
Lot
0.17 ac (7,200 SF)
Zoning code
EH
APN
012505-9076
UPID
US90-3273319
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
$905k
CAP Approach
CAP
$760k
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$930k
Owner & transaction history
Big Red Row LLC · 3 yrs held
Big Red Row LLC
since 2022
Last sale
$975,000
5 recorded transactions
Zoning & alternative use
EH · 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
$870,000
ML approach
$905,000
CAP Approach
CAP Return
Estimation
6%
$825,000
6.5%
$760,000
7%
$705,000
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±10% · vs last sale $975k (Oct 4 2022)
Last sale anchor
$975k
Oct 4 2022
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
$314 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$10,136
Tax year 2024
Assessed value
$1,153,000
Assessed 2023
Previous assessed
$1,153,000
+0.0% YoY
Effective rate
0.88%
On assessed value
Assessed land
$1,152,000
Assessed improvement
$1,000
Land market value
$1,152,000
Improvement market value
$1,000
Total market value
$1,153,000
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1904
Construction
FRAME
Heating
FORCED AIR
Stories
1
Bathrooms
1
Total area
2,960 SF
Lot
0.17 ac (7,200 SF)
Zoning code
EH
APN
012505-9076
UPID
US90-3273319
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
EH · Redmond, WA
Zoning EH · permitted uses
EH · 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.
Building & site characteristics
From public records
Year built
1904
Construction
FRAME
Heating
FORCED AIR
Stories
1
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Big Red Row LLC
Entity
Free & Clear · 3 yrs held
Mailing address
6041 108TH AVE NE, KIRKLAND, WA 98033-7241
Ownership since
2022
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
Oct 4, 2022
$975,000
Big Red Row LLC
Iteray LLC
Warranty Deed
—
Sep 27, 2013
—
Iteray LLC
Red-prop LLC
Quit Claim Deed
related
—
Oct 29, 2004
$400,000
Red-prop LLC
Obrien,nancy L
Grant Deed
—
—
—
Nancy L O'brien
—
Deed Of Trust
related
$100,000 · Headlands Mortgage
—
—
Nancy L O'brien
—
Deed Of Trust
related
$79,000 · Us 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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