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Property profile & analytics
OFF-MARKET
Estimated value
$6,250,000
Individual retail properties
27417 Pacific S Hwy Federal Way, WA 98003-6900
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US90-1234717
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
45,000 SF
Lot
4.29 ac (186,954 SF)
Zoning code
BC
APN
332204-9060
UPID
US90-1234717
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
$6.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.25M
Owner & transaction history
27417 Pacific Hwy S LLC · 1 yrs held
27417 Pacific Hwy S LLC
since 2024
Last sale
$6.3M
7 recorded transactions
Zoning & alternative use
BC · Federal Way, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
principally for the transportation of commodities, vehicles, merchandise, produce, freight, or animals; as well as any bulldozers, backhoes, cranes, or similar construction equipment. “ Commercial zones ” means the BN, BC, CC-C and CC-F zoning districts. “ Common space ” means an area within a development, which is used primarily by the occupants of that dev…
Zone name
Community Business
General category
COMMERCIAL
Zone area
330.78 ac
Top alternative use upside
Restaurant
$6.2M
+325.2%
Auto repair, garage
$5.5M
+280.2%
Industrial (general)
$4.7M
+224.0%
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 Federal Way submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Federal Way 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
$6,250,000
ML approach
$6,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,155,000
Change: +325% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,505,000
Change: +280% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,690,000
Change: +224% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,235,000
Change: +193% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,945,000
Change: +173% · Conversion: Difficult
Blend value · Realmo final
$6.25M
Range $5.63M – $6.88M · ±10% · vs last sale $6.25M (Oct 3 2024)
Last sale anchor
$6.25M
Oct 3 2024
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 2024Property tax & assessments
Tax year 2024
Tax billed
$141,615
Tax year 2024
Assessed value
$12,336,900
Assessed 2023
Previous assessed
$12,336,900
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$3,178,200
Assessed improvement
$9,158,700
Land market value
$3,178,200
Improvement market value
$9,158,700
Total market value
$12,336,900
Applied tax rate
1,205.0000
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
45,000 SF
Lot
4.29 ac (186,954 SF)
Zoning code
BC
APN
332204-9060
UPID
US90-1234717
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BC · Federal Way, WAZoning BC · permitted uses
BC · Federal Way, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
principally for the transportation of commodities, vehicles, merchandise, produce, freight, or animals; as well as any bulldozers, backhoes, cranes, or similar construction equipment. “ Commercial zones ” means the BN, BC, CC-C and CC-F zoning districts. “ Common space ” means an area within a development, which is used primarily by the occupants of that development, such as an entryway, lobby, courtyard, outside dining area, etc. “ Comm
Zone name
Community Business
General category
COMMERCIAL
Zone area
330.78 ac
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$5.5M
INDUSTRIAL (GENERAL)
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.9M
RESTAURANT
AUTO REPAIR, GARAGE
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
4.29 ac
Current owner
From public records · entity-resolved
27417 Pacific Hwy S LLC
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2024
$6,250,000
27417 Pacific Hwy S LLC
Realty Income Properties 16 LLC
Special Warranty Deed
—
Oct 15, 2015
$12,188,000
Realty Income Props 16 LLC
Ashton Redondo Property LLC
Grant Deed
—
May 1, 2007
—
City Of Des Moines
Ashton Redondo Property LLC
Grant Deed
related
—
Feb 1, 2006
$25,000
State Of Wa Dept/transportation
Ashton Redondo Property LLC
Warranty Deed
—
Sep 9, 2005
$2,750,000
Ashton Redondo Property LLC
Razone Ents INC
Warranty Deed
—
Aug 27, 2004
$2,700
Puget Sound Energy INC
Wcm
Grant Deed
related
—
May 5, 1994
$1,150,000
Wcm
Razore Enterpris
Quit Claim Deed
related
$1,035,000 · Seller
—
—
Ashton Redondo Property LLC
—
Deed Of Trust
related
$8,336,000 · Key Bank NA
—
—
Ashton Redondo Property LLC
—
Deed Of Trust
related
$7,400,000 · Wells Fargo Bank NA Wells Fargo Bank NA
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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