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Property profile & analytics
OFF-MARKET
Estimated value
$4,560,000
Warehouses
20320 80th S Ave Kent, WA 98032-1258
Entity Owned
4-yr Hold
Free & Clear
Property ID
US90-1359209
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,769 SF
Lot
1.89 ac (82,511 SF)
Zoning code
I2
APN
012204-9120
UPID
US90-1359209
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
Current use
Occupant on record · Public records
-
Stericycle Waste Management Facility Hazardous Waste Disposal
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.36M
Blend (final)
Blend
$4.56M
Owner & transaction history
Fr Ca Property Holding LP · 4 yrs held
Fr Ca Property Holding LP
since 2022
Last sale
$4.9M
4 recorded transactions
Zoning & alternative use
I2 · Kent, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.8M
+121.7%
Auto repair, garage
$5.6M
+82.0%
Medical building
$5.0M
+65.1%
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 Kent submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kent 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
$4,365,000
ML approach
$4,280,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,055,000
Current use
RESTAURANT
$6,775,000
Change: +122% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,560,000
Change: +82% · Conversion: Easy
MEDICAL BUILDING
$5,045,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$5,010,000
Change: +64% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,870,000
Change: +59% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,425,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,935,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$4.56M
Range $4.10M – $5.02M · ±10% · vs last sale $4.90M (May 4 2022)
Last sale anchor
$4.90M
May 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
$357 / 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
$32,579
Tax year 2022
Assessed value
$3,096,200
Assessed 2022
Previous assessed
$3,096,200
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,959,600
Assessed improvement
$1,136,600
Land market value
$1,959,600
Improvement market value
$1,136,600
Total market value
$3,096,200
Applied tax rate
1,526.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Total area
12,769 SF
Lot
1.89 ac (82,511 SF)
Zoning code
I2
APN
012204-9120
UPID
US90-1359209
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
I2 · Kent, WA
Zoning I2 · permitted uses
I2 · Kent, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kent. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.1M
RESTAURANT
Est. value
$6.8M
AUTO REPAIR, GARAGE
Est. value
$5.6M
MEDICAL BUILDING
Est. value
$5.0M
RETAIL STORES
Est. value
$5.0M
INDUSTRIAL (GENERAL)
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$3.9M
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Lot
1.89 ac
Current owner
From public records · entity-resolved
Fr Ca Property Holding LP
Entity
Free & Clear · 4 yrs held
Mailing address
898 N PACIFIC COAST HWY STE #175, EL SEGUNDO, CA 90245-2741
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 4, 2022
$4,900,000
Fr Ca Property Holding LP
Kale Kent Warehouse LLC
Bargain And Sale Deed
—
Oct 16, 2014
—
Kale Kent Warehouse LLC
Kale,pamela A & Richard W
Quit Claim Deed
related
—
Dec 15, 1992
$810,000
Charles W Davis
Braval Paul A&li
Grant Deed
$729,000 · Money Store Investment Corp
—
—
Pamela A Kale
—
Deed Of Trust
related
$625,000 · Columbia State 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
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