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Property profile & analytics
OFF-MARKET
Estimated value
$7,295,000
Industrial properties
30535 84th St Preston, WA 98050
Entity Owned
1-yr Hold
Free & Clear
Property ID
US90-1304383
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,200 SF
Lot
1.83 ac (79,859 SF)
Zoning code
IP
APN
322407-9125
UPID
US90-1304383
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
$7.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.16M
Blend (final)
Blend
$7.30M
Owner & transaction history
11al LLC · 1 yrs held
11al LLC
since 2025
Last sale
$7.9M
7 recorded transactions
Zoning & alternative use
IP · Preston, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.4M
+39.1%
Commercial (general)
$5.2M
+33.7%
Auto repair, garage
$4.7M
+20.4%
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 Preston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Preston 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
$7,315,000
ML approach
$7,160,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,410,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,200,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,685,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$7.30M
Range $6.57M – $8.02M · ±10% · vs last sale $7.92M (Oct 7 2024)
Last sale anchor
$7.92M
Oct 7 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
$715 / 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
$36,912
Tax year 2022
Assessed value
$3,262,500
Assessed 2022
Previous assessed
$3,262,500
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$798,500
Assessed improvement
$2,464,000
Land market value
$798,500
Improvement market value
$2,464,000
Total market value
$3,262,500
Applied tax rate
6,999.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
2
Stories
1
Total area
10,200 SF
Lot
1.83 ac (79,859 SF)
Zoning code
IP
APN
322407-9125
UPID
US90-1304383
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
IP · Preston, WA
Zoning IP · permitted uses
IP · Preston, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Preston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.4M
COMMERCIAL (GENERAL)
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$4.7M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
2
Lot
1.83 ac
Current owner
From public records · entity-resolved
11al LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1200 WESTLAKE AVE N STE #310, SEATTLE, WA 98109-3528
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2025
$7,920,000
11al LLC
Butch T Cougar LLC
Warranty Deed
—
Oct 20, 2021
$6,789,000
Butch T Cougar LLC
Fly Development LLC
Warranty Deed
$3,700,000 · Boeing Employees Cu
Jul 8, 2020
—
Fly Dev LLC
—
Deed
related
—
Aug 17, 2017
—
Fly Dev LLC
—
Deed
related
$3,750,000 · Commerce Bk/wa
Dec 31, 2012
$3,855,000
Fly Development LLC
Odell D Crittenden
Warranty Deed
$3,474,765 · Boston Private Bank & Trust Company
—
—
Odell D Crittenden
—
Deed Of Trust
related
$675,000 · Issaquah Bank
—
—
Fly Dev LLC
—
Deed Of Trust
related
$1,930,425 · Boston Private Bank & Trust
—
—
Fly Dev LLC
—
Deed Of Trust
related
$3,750,000 · Commerce Bk/wa
—
—
Fly Dev LLC
—
Loan Modification
related
—
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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