21900 51st Pl Issaquah, WA 98029-8238
Entity Owned
2-yr Hold
Free & Clear
Estimated value (blended)
$61.83M
Range $55.65M – $68.01M (±10%)
Implied cap rate
8.50%
In-place · NOI ÷ last sale
Property ID
US90-0799902
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
CONCRETE
Total area
224,900 SF
Lot
20.13 ac (877,047 SF)
Zoning code
MU
APN
212406-9067
UPID
US90-0799902
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$61.83M
CAP Approach
CAP
$80.52M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$61.83M
Owner & transaction history
since 2024
Last sale
$61.8M
7 recorded transactions
Zoning & alternative use
MU · Issaquah, WA
Zoning description
Mixed-Use - MU and Mixed-Use - Central Issaquah. 1. These zones intend to create medium-density, low-intensity retail use areas. Permitted uses include professional offices, personal services, restaurants, and general re…
General category
MIXED_USE
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$61.83M
Value range
$55.65M – $68.01M
±10% around blend
Estimated value / SF
$275 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$55.65M
blend $61.83M
$68.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
224,900 SF
Lot area
20.13 ac
Year built
1999
Stories
5
APN
212406-9067
Assessed value
$180,635,800
Annual tax
$1,753,191
3
Income approach: direct capitalization
Partial preview
Income approach indication
$80.52M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$87.23M
@ 6.5% CAP return
$80.52M
@ 7% CAP return
$74.77M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$61.83M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 53 sales
$521
-47%
Submarket 142 sales
$439
-37%
County 676 sales
$377
-27%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $275/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
8.50%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.50%
9.0%
NOI (est.)
$4.33M *
Last sale · Mar 2024
$61.83M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$50.92M
Move the market yield to see immediate price impact.
Value / SF
$226
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.00%8.50%9.00%
$3.90M
$48.69M
$45.83M
$43.28M
$4.33M
$54.10M
$50.92M
$48.09M
$4.76M
$59.51M
$56.01M
$52.90M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$1,753,191
Tax year 2024
Assessed value
$180,635,800
Assessed 2023
Previous assessed
$180,635,800
+0.0% YoY
Effective rate
0.97%
On assessed value
Assessed land
$21,297,200
Assessed improvement
$159,338,600
Land market value
$21,297,200
Improvement market value
$159,338,600
Total market value
$180,635,800
Applied tax rate
1,436.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1999
Construction
CONCRETE
Heating
GAS
Cooling
AC.PACKAGE
Buildings
3
Stories
5
Total area
224,900 SF
Lot
20.13 ac (877,047 SF)
Zoning code
MU
APN
212406-9067
UPID
US90-0799902
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
MU · Issaquah, WAZoning MU · permitted uses
MU · Issaquah, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Mixed-Use - MU and Mixed-Use - Central Issaquah. 1. These zones intend to create medium-density, low-intensity retail use areas. Permitted uses include professional offices, personal services, restaurants, and general re…
General category
MIXED_USE
Building & site characteristics
From public records
Year built
1999
Construction
CONCRETE
Heating
GAS
Cooling
Yes
Stories
5
Buildings
3
Lot
20.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
MU
MIXED_USE
Jurisdiction
Issaquah, WA
Recorded code
MU
Official district
MU
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MU in Issaquah, WA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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