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Property profile & analytics
OFF-MARKET
Estimated value
$5,830,000
Grocery and convenience stores
31009 Pacific S Hwy, Federal Way, WA 98003-4903
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US90-2197017
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
52,463 SF
Lot
2.13 ac (92,605 SF)
Zoning code
BC
APN
082104-9089
UPID
US90-2197017
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
by Request
Comparable Approach
Comparable
$6.90M
Blend (final)
Blend
$5.83M
Owner & transaction history
Valuerock Federal Props LLC · 9 yrs held
Valuerock Federal Props LLC
since 2016
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.83M
Range $5.25M – $6.41M · ±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
$111 / 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
$54,676
Tax year 2022
Assessed value
$5,199,600
Assessed 2022
Previous assessed
$5,199,600
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,666,800
Assessed improvement
$3,532,800
Land market value
$1,666,800
Improvement market value
$3,532,800
Total market value
$5,199,600
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GAS
Cooling
AC.PACKAGE
Stories
1
Total area
52,463 SF
Lot
2.13 ac (92,605 SF)
Zoning code
BC
APN
082104-9089
UPID
US90-2197017
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.
Building & site characteristics
From public records
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GAS
Cooling
Yes
Stories
1
Lot
2.13 ac
Current owner
From public records · entity-resolved
Valuerock Federal Props LLC
Entity
Mailing address
18301 VON KARMAN AVE STE #850, IRVINE, CA 92612-0105
Ownership since
2016
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
Sep 15, 2016
$3,465,000
Valuerock Federal Props LLC
Haggen Property North LLC
Grant Deed
—
Jun 8, 2015
$4,100,409
Haggen Property North LLC
Abs Wa-o LLC
Grant Deed
—
Jun 26, 2014
—
Abs Wa-o LLC
—
Loan Modification
related
$1,450,000,000 · Citibank NA
Apr 17, 2013
—
Abs Wa-o LLC
New Albertsons INC
Warranty Deed
—
Dec 4, 2012
—
New Albertsons INC
—
Deed Of Trust
related
$850,000,000 · Credit Suisse Ag
Oct 26, 2009
—
New Albertsons INC
Albertsons LLC
Quit Claim Deed
related
—
Jul 21, 2008
—
New Albertsons INC
Albertsons LLC
Quit Claim Deed
related
—
Jun 14, 2001
$1,154,170
Albertsons INC
Pelican Associates LP
Grant Deed
—
Sep 15, 1999
$13,235
Whisper Capital LLC
Sprain Realty Corp
Quit Claim Deed
related
—
—
—
Abs Wa-o LLC
—
Deed Of Trust
related
$1,150,000,000 · Citibank NA
—
—
Abs Wa-o LLC
—
Deed Of Trust
related
$850,000,000 · Bank Of America
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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