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Property profile & analytics
OFF-MARKET
Estimated value
$9,840,000
Life science properties
22121 20th SE Ave Bothell, WA 98021-4408
Entity Owned
1-yr Hold
Free & Clear
Property ID
US90-1483600
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1985
Construction
TYPE NOT SPECIFIED
Total area
70,718 SF
Lot
4.13 ac (179,903 SF)
Zoning code
OPLI
APN
27052900302400
UPID
US90-1483600
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
-
Lockheed Martin Aculight Corporate Office Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.84M
Owner & transaction history
San Pedro Cove Properties Remaining · 1 yrs held
San Pedro Cove Properties Remaining
since 2025
5 recorded transactions
Zoning & alternative use
OPLI · Bothell, WA
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 Bothell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bothell 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
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$15,225,000
Current use
COMMERCIAL (GENERAL)
$15,130,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$9.84M
Range $8.86M – $10.82M · ±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
$139 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$174,435
Tax year 2023
Assessed value
$21,951,100
Assessed 2023
Previous assessed
$19,028,300
+15.4% YoY
Effective rate
0.79%
On assessed value
Assessed land
$3,020,000
Assessed improvement
$18,931,100
Land market value
$3,020,000
Improvement market value
$18,931,100
Total market value
$21,951,100
Applied tax rate
902.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1985
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
70,718 SF
Lot
4.13 ac (179,903 SF)
Zoning code
OPLI
APN
27052900302400
UPID
US90-1483600
Jurisdiction
SNOHOMISH
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
OPLI · Bothell, WAZoning OPLI · permitted uses
OPLI · Bothell, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Permit Center | Bothell WA
Alternative use value scenarios
Repositioning upside vs current use
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$15.2M
COMMERCIAL (GENERAL)
Est. value
$15.1M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
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
1985
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
2
Lot
4.13 ac
Current owner
From public records · entity-resolved
San Pedro Cove Properties Remaining
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 378, ALAMO, CA 94507-0378
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2025
—
San Pedro Cove Properties Remaining
Carl B Johnson
Quitclaim Deed
related
—
Mar 19, 2012
—
Sade Paul & Eleanor Trust
Sade Paul & Eleanor Trust
Quit Claim Deed
related
—
Apr 14, 2011
$17,475,000
Sade Paul & Eleanor 1985 Trust
Benaroya Capital Co LLC
Grant Deed
—
Feb 19, 1997
$5,455
Benoraya Capital Co LLC
Canyon Park Associates
Grant Deed
related
—
—
—
Benaroya Capital Co
—
Deed Of Trust
related
$8,053,445 · Us Bank Of Washington
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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