New search
Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Grocery and convenience stores
1712 356th St, Federal Way, WA 98003-8304
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US90-3052344
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,480 SF
Lot
1.13 ac (49,222 SF)
Zoning code
CE
APN
282104-9125
UPID
US90-3052344
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
$430k
CAP Approach
CAP
$815k
Comparable Approach
Comparable
$510k
Blend (final)
Blend
$585k
Owner & transaction history
Soyam Federal Way Property LLC · 18 yrs held
Soyam Federal Way Property LLC
since 2008
7 recorded transactions
Zoning & alternative use
CE · Federal Way, 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 Federal Way submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Federal Way 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
by Request
ML approach
$430,000
CAP Approach
CAP Return
Estimation
6%
$885,000
6.5%
$815,000
7%
$755,000
Blend value · Realmo final
$585k
Range $527k – $644k · ±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
$236 / 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
$20,595
Tax year 2022
Assessed value
$1,965,400
Assessed 2022
Previous assessed
$1,965,400
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$885,900
Assessed improvement
$1,079,500
Land market value
$885,900
Improvement market value
$1,079,500
Total market value
$1,965,400
Applied tax rate
1,205.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Buildings
2
Stories
1
Bathrooms
1
Total area
2,480 SF
Lot
1.13 ac (49,222 SF)
Zoning code
CE
APN
282104-9125
UPID
US90-3052344
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CE · Federal Way, WA
Zoning CE · permitted uses
CE · Federal Way, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Federal Way. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Stories
1
Buildings
2
Bathrooms
1
Lot
1.13 ac
Current owner
From public records · entity-resolved
Soyam Federal Way Property LLC
Entity
Mailing address
607 SW GRADY WAY STE #210, RENTON, WA 98057-2977
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2020
—
Soyam Federal Way Property LLC
—
Deed
related
$2,462,000 · Banner Bank
Mar 3, 2008
$3,400,000
Soyam Federal Way Property LLC
Lakha Investment Co LLC
Grant Deed
$1,916,713 · Sterling Savings Bank
Jun 18, 2001
—
Enchanted Petroleum INC
—
Deed Of Trust
related
$3,225,000 · First Mutual Bank
Jan 27, 2000
—
Enchanted Petroleum INC
—
Grant Deed
related
$1,500,000 · Small Business Loan Source INC
Jul 3, 1996
$650,000
Lakha Investment Co LLC
Bigford,thomas J & Donna
Grant Deed
—
May 9, 1995
$18,900
State Of Washington
Bigford,thomas J & Donna
Grant Deed
—
—
—
Soyam Federal Way Property LLC
—
Deed Of Trust
related
$1,348,000 · Rural Housing & Community Dev
—
—
Lakha Investment Co LLC
—
Deed Of Trust
related
$3,225,000 · First Mutual Bank
—
—
Lakha Investment Co LLC
—
Deed Of Trust
related
$807,307 · Prime Pacific Bank NA
—
—
Lakha Investment Co LLC
—
Deed Of Trust
related
$245,000 · Washington First Int'l Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1712 356th St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
