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Property profile & analytics
OFF-MARKET
Estimated value
$10,760,000
Office buildings
18100 Andover W Park Tukwila, WA 98188-4703
Entity Owned
Free & Clear
Property ID
US90-2829043
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
55,462 SF
Lot
4.2 ac (183,066 SF)
Zoning code
HI
APN
870021-0040
UPID
US90-2829043
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.76M
Owner & transaction history
H&H ANDOVER PARK LLC
H&H ANDOVER PARK LLC
Zoning & alternative use
HI · Tukwila, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
(§ 18.28.010 - § 18.28.280) Chapter 18.30 COMMERCIAL/LIGHT INDUSTRIAL (C/LI) DISTRICT (§ 18.30.010 - § 18.30.050) Chapter 18.32 LIGHT INDUSTRIAL (LI) DISTRICT (§ 18.32.010 - § 18.32.050) Chapter 18.34 HEAVY INDUSTRIAL (HI) DISTRICT (§ 18.34.010 - § 18.34.050) Chapter 18.36 MANUFACTURING INDUSTRIAL CENTER/LIGHT (MIC/L) DISTRICT (§ 18.36.010 - § 18.36.050) Cha…
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
160.15 ac
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$16,385,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$10.76M
Range $9.68M – $11.84M · ±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
$194 / 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
$116,871
Tax year 2022
Assessed value
$10,450,000
Assessed 2022
Previous assessed
$10,450,000
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$2,196,700
Assessed improvement
$8,253,300
Land market value
$2,196,700
Improvement market value
$8,253,300
Total market value
$10,450,000
Applied tax rate
2,361.0000
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
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Stories
2
Total area
55,462 SF
Lot
4.2 ac (183,066 SF)
Zoning code
HI
APN
870021-0040
UPID
US90-2829043
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
HI · Tukwila, WAZoning HI · permitted uses
HI · Tukwila, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
(§ 18.28.010 - § 18.28.280) Chapter 18.30 COMMERCIAL/LIGHT INDUSTRIAL (C/LI) DISTRICT (§ 18.30.010 - § 18.30.050) Chapter 18.32 LIGHT INDUSTRIAL (LI) DISTRICT (§ 18.32.010 - § 18.32.050) Chapter 18.34 HEAVY INDUSTRIAL (HI) DISTRICT (§ 18.34.010 - § 18.34.050) Chapter 18.36 MANUFACTURING INDUSTRIAL CENTER/LIGHT (MIC/L) DISTRICT (§ 18.36.010 - § 18.36.050) Chapter 18.38 MANUFACTURING INDUSTRIAL CENTER/HEAVY (MIC/H) DISTRICT (§ 18.38.010 -
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
160.15 ac
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$16.4M
WAREHOUSE, STORAGE
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
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Stories
2
Lot
4.2 ac
Current owner
From public records · entity-resolved
H&H ANDOVER PARK LLC
Entity
Free & Clear · 0 yrs held
Mailing address
18100 ANDOVER PARK W, TUKWILA, WA 98188-4703
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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