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Property profile & analytics
OFF-MARKET
Estimated value
$13,225,000
Office buildings
16928 Woodinville Redmond NE Rd Woodinville, WA 98072-9089
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-1506723
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,054 SF
Lot
3.66 ac (159,264 SF)
Zoning code
I
APN
092605-9042
UPID
US90-1506723
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
$13.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.99M
Blend (final)
Blend
$13.23M
Owner & transaction history
Wwab Holdings LLC · 2 yrs held
Wwab Holdings LLC
since 2024
Last sale
$13.2M
7 recorded transactions
Zoning & alternative use
I · Woodinville, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.5M
+40.7%
Commercial (general)
$8.2M
+35.2%
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 Woodinville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodinville 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
$13,225,000
ML approach
$13,225,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$8,515,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$8,185,000
Change: +35% · Conversion: Easy
Blend value · Realmo final
$13.23M
Range $11.90M – $14.55M · ±10% · vs last sale $13.23M (Apr 30 2024)
Last sale anchor
$13.23M
Apr 30 2024
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
$824 / 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
$107,126
Tax year 2024
Assessed value
$9,616,300
Assessed 2023
Previous assessed
$9,616,300
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$3,663,000
Assessed improvement
$5,953,300
Land market value
$3,663,000
Improvement market value
$5,953,300
Total market value
$9,616,300
Applied tax rate
2,505.0000
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
2
Stories
2
Total area
16,054 SF
Lot
3.66 ac (159,264 SF)
Zoning code
I
APN
092605-9042
UPID
US90-1506723
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
I · Woodinville, WA
Zoning I · permitted uses
I · Woodinville, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodinville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$8.5M
COMMERCIAL (GENERAL)
Est. value
$8.2M
RESTAURANT
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
2
Buildings
2
Lot
3.66 ac
Current owner
From public records · entity-resolved
Wwab Holdings LLC
Entity
Mailing address
17270 WOODINVILLE REDMOND RD NE, WOODINVILLE, WA 98072-6963
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2025
—
Wwab Holdings LLC
—
Deed
related
$1,400,000 · Mountain Pacific Bank
Apr 30, 2024
$13,225,000
Wwab Holdings LLC
Woodinville Ab LLC
Bargain And Sale Deed
$9,257,500 · Mountain Pacific Bank
Apr 30, 2024
—
Wwab Holdings LLC
—
Deed
related
$1,322,500 · Mountain Pacific Bank
Aug 10, 2020
$9,000,000
Woodinville Ab LLC
Woodinville West LLC
Bargain And Sale Deed
$6,300,000 · Wells Fargo Bank NA
Jul 22, 2015
—
Woodinville West LLC
Everything Else LLC
Quit Claim Deed
related
—
Jan 11, 2006
—
Everything Else LLC
Wilcoxon Family
Quit Claim Deed
related
—
Dec 12, 1989
—
Wilcoxon,robert
Exchange Facilit
Grant Deed
related
—
—
—
Wilcoxen Family LP
—
Deed Of Trust
related
$2,700,000 · Us Bank Of Washington
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.
Try Rey
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