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Property profile & analytics
FOR SALE
Retail space
30650 Pacific Hwy S Federal Way, WA 98003
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-3221917
For Sale
1 / 7
$4,000,000
30650 Pacific Hwy S, Federal Way, WA 98003
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2018
Construction
FRAME
Total area
9,998 SF
Lot
0.98 ac (42,488 SF)
Zoning code
BC
APN
092104-9120
UPID
US90-3221917
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
$3.56M
CAP Approach
CAP
$2.75M
Comparable Approach
Comparable
$3.55M
Blend (final)
Blend
$3.56M
Owner & transaction history
Bhpfw LLC · 2 yrs held
Bhpfw LLC
since 2024
Last sale
$3.6M
5 recorded transactions
Zoning & alternative use
BC · Federal Way, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.3M
+98.2%
Restaurant
$5.0M
+88.1%
Medical building
$4.0M
+49.0%
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
$3,555,000
ML approach
$3,555,000
CAP Approach
CAP Return
Estimation
6%
$2,980,000
6.5%
$2,750,000
7%
$2,555,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,650,000
Current use
COMMERCIAL (GENERAL)
$5,255,000
Change: +98% · Conversion: Easy
RESTAURANT
$4,985,000
Change: +88% · Conversion: Easy
MEDICAL BUILDING
$3,950,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,465,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,440,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$2,875,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$3.56M
Range $3.20M – $3.91M · ±10% · vs last sale $3.56M (May 22 2024)
Last sale anchor
$3.56M
May 22 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
$356 / 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
$31,933
Tax year 2024
Assessed value
$2,676,000
Assessed 2023
Previous assessed
$2,676,000
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,019,700
Assessed improvement
$1,656,300
Land market value
$1,019,700
Improvement market value
$1,656,300
Total market value
$2,676,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
2018
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
9,998 SF
Lot
0.98 ac (42,488 SF)
Zoning code
BC
APN
092104-9120
UPID
US90-3221917
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
RETAIL STORES Current
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$5.3M
RESTAURANT
Est. value
$5.0M
MEDICAL BUILDING
Est. value
$4.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.4M
OFFICE BUILDING
Est. value
$2.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2018
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Bhpfw LLC
Entity
Mailing address
9122 S TACOMA WAY, LAKEWOOD, WA 98499-4406
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2024
$3,555,000
Bhpfw LLC
Ellimar Properties LLC
Warranty Deed
$2,000,000 · Bbcn Bank
Apr 9, 2018
—
City Of Federal Way
Ellimar Properties LLC
Warranty Deed
—
May 15, 2017
$1,060,000
Ellimar Properties LLC
Oriental Garden Center INC
Warranty Deed
$3,335,000 · Wells Fargo Bank NA
Sep 3, 2009
—
Federal Way City
Bard,burton E JR
Quit Claim Deed
related
—
Aug 18, 2009
—
Federal Way City
Oriental Garden Center INC
Warranty Deed
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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