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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Turn key restaurants
22228 Pacific S Hwy Des Moines, WA 98198-5101
Entity Owned
4-yr Hold
Free & Clear
Property ID
US90-1101433
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1948
Construction
WOOD
Total area
2,384 SF
Lot
0.46 ac (20,025 SF)
Zoning code
PR-C
APN
215640-0202
UPID
US90-1101433
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
$765k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$970k
Blend (final)
Blend
$835k
Owner & transaction history
Goodhill Emerald LLC · 4 yrs held
Goodhill Emerald LLC
since 2022
Last sale
$840,000
4 recorded transactions
Zoning & alternative use
PR-C · Des Moines, 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 Des Moines submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Des Moines 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
$750,000
ML approach
$765,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,250,000
Current use
COMMERCIAL (GENERAL)
$1,205,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$835k
Range $752k – $919k · ±10% · vs last sale $840k (May 13 2022)
Last sale anchor
$840k
May 13 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
$350 / 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
$7,105
Tax year 2022
Assessed value
$596,000
Assessed 2022
Previous assessed
$596,000
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$560,700
Assessed improvement
$35,300
Land market value
$560,700
Improvement market value
$35,300
Total market value
$596,000
Applied tax rate
1,126.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
FORCED AIR
Stories
1
Total area
2,384 SF
Lot
0.46 ac (20,025 SF)
Zoning code
PR-C
APN
215640-0202
UPID
US90-1101433
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
PR-C · Des Moines, WA
Zoning PR-C · permitted uses
PR-C · Des Moines, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Des Moines. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RESTAURANT 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
1948
Construction
WOOD
Heating
FORCED AIR
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Goodhill Emerald LLC
Entity
Free & Clear · 4 yrs held
Mailing address
22228 PACIFIC HWY S, DES MOINES, WA 98198-5101
Mailing matches property
Yes
Owner-occupied
Yes
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 13, 2022
$840,000
Goodhill Emerald LLC
Paul W Hall
Warranty Deed
—
Mar 12, 2002
—
Des Moines City (wa)
Hall,paul W & Marilyn R
Grant Deed
related
—
Jun 1, 1988
$152,500
Paul W&marilyn Hall
Ebeling,carol Ly
Grant Deed
—
May 25, 1988
$152,500
Paul W Hall
Backes,audrey E
Grant Deed
$125,000 · Washington Mutual Fsb
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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