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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Retail space
20871 Redmond Fall City Rd, Redmond, WA 98053-2423
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US90-0714226
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1916
Construction
WOOD
Total area
3,780 SF
Lot
4.15 ac (180,774 SF)
Zoning code
RA5
APN
172506-9039
UPID
US90-0714226
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
$560k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$453k
Blend (final)
Blend
$685k
Owner & transaction history
Sandra Forman · 13 yrs held
Sandra Forman
since 2012
6 recorded transactions
Zoning & alternative use
RA5 · 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
by Request
ML approach
$560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$181 / 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
$35,148
Tax year 2022
Assessed value
$2,193,100
Assessed 2022
Previous assessed
$2,193,100
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$780,000
Assessed improvement
$1,413,100
Land market value
$780,000
Improvement market value
$1,413,100
Total market value
$2,193,100
Applied tax rate
7,278.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1916
Construction
WOOD
Heating
FORCED AIR
Buildings
3
Stories
2
Bathrooms
2
Total area
3,780 SF
Lot
4.15 ac (180,774 SF)
Zoning code
RA5
APN
172506-9039
UPID
US90-0714226
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
RA5 · Redmond, WA
Zoning RA5 · permitted uses
RA5 · 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
1916
Construction
WOOD
Heating
FORCED AIR
Stories
2
Buildings
3
Bathrooms
2
Lot
4.15 ac
Current owner
From public records · entity-resolved
Sandra Forman
Individual
Mailing address
805 80TH ST SW, EVERETT, WA 98203-6216
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2012
—
Sandra Forman
Forman Dave
Quit Claim Deed
related
—
Sep 21, 2004
$2,232,000
Dave Forman
Gb Estates LLC
Warranty Deed
$1,784,000 · Cascade Bank
Sep 20, 2004
—
Gb Estates LLC
Spurrier,john E & Siri E
Quit Claim Deed
related
—
Jan 3, 1997
—
John P Luidema
Barrett,katrina
Quit Claim Deed
related
—
Jan 3, 1997
$1,000,000
Be Estates LLC
Luidema,john P
Trustees Deed
$600,000 · Seller
—
—
Sandra Forman
—
Deed Of Trust
related
$3,690,376 · Key Bank & Trust
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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