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Property profile & analytics
OFF-MARKET
Estimated value
$1,695,000
Hotels
29815 Pacific S Hwy, Federal Way, WA 98003-4233
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US90-1271779
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1981
Construction
WOOD
Total area
9,740 SF
Lot
0.61 ac (26,593 SF)
Zoning code
BC
APN
042104-9259
UPID
US90-1271779
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
by Request
CAP Approach
CAP
$1.90M
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$1.70M
Owner & transaction history
City Of Federal Way · 20 yrs held
City Of Federal Way
since 2006
7 recorded transactions
Zoning & alternative use
BC · Federal Way, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,060,000
6.5%
$1,900,000
7%
$1,765,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,805,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.70M
Range $1.53M – $1.86M · ±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
$174 / 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
$22,195
Tax year 2022
Assessed value
$2,209,300
Assessed 2022
Previous assessed
$2,209,300
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$425,400
Assessed improvement
$1,783,900
Land market value
$425,400
Improvement market value
$1,783,900
Total market value
$2,209,300
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1981
Construction
WOOD
Heating
FORCED AIR
Stories
2
Total area
9,740 SF
Lot
0.61 ac (26,593 SF)
Zoning code
BC
APN
042104-9259
UPID
US90-1271779
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BC · Federal Way, WA
Zoning 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
Federal Way. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.8M
OFFICE BUILDING
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
1981
Construction
WOOD
Heating
FORCED AIR
Stories
2
Lot
0.61 ac
Current owner
From public records · entity-resolved
City Of Federal Way
Entity
Mailing address
29815 PACIFIC HWY S, FEDERAL WAY, WA 98003-4233
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 14, 2006
—
City Of Federal Way
Mp Federal Way Motel LLC
Warranty Deed
related
—
May 15, 2003
$1,100,000
Mp Federal Way Motal LLC
Federal Way Motor Inn LLC
Grant Deed
related
$853,000 · Frontier Bank
Mar 15, 2002
—
Federal Way Motor Inn LLC
Quinones,jones H & Parveen K
Quit Claim Deed
related
—
Jan 22, 1998
$1,000,000
Jose H Quinones
Sandhu,harchhinder S & Gian K
Grant Deed
$748,000 · Commerce Loan Co
Feb 22, 1995
$842,990
Hrachinder S Sandhu
Lee,byung M & Young S
Grant Deed
$20,000 · Seller
Jun 14, 1989
$830,000
Byung Min Lee
Chon,kwang Sok&j
Grant Deed
—
Aug 11, 1988
$780,000
Kwang Sok Chon
Bellevue
Grant Deed
$600,600 · Mortgage Co Misc
—
—
Jose H Quinones
—
Deed Of Trust
related
$967,100 · Imperial Bank
—
—
Jose H Quinones
—
Deed Of Trust
related
$939,898 · City Bank
—
—
M P Federal Way Motel LLC
—
Deed Of Trust
related
$341,000 · Key Bank & Trust
—
—
M P Federal Way Motel LLC
—
Deed Of Trust
related
$341,000 · 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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