New search
Property profile & analytics
OFF-MARKET
Estimated value
$9,770,000
Hotels
31622 Pacific S Hwy, Federal Way, WA 98003-5439
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US90-0384715
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1998
Construction
WOOD
Total area
55,147 SF
Lot
2.94 ac (127,942 SF)
Zoning code
CC-C
APN
092104-9146
UPID
US90-0384715
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
$10.77M
Comparable Approach
Comparable
$6.76M
Blend (final)
Blend
$9.77M
Owner & transaction history
Richard & Partners LLC · 7 yrs held
Richard & Partners LLC
since 2019
7 recorded transactions
Zoning & alternative use
CC-C · 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%
$11,670,000
6.5%
$10,770,000
7%
$10,000,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$15,870,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$9.77M
Range $8.79M – $10.75M · ±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
$177 / 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
$126,667
Tax year 2022
Assessed value
$13,201,300
Assessed 2022
Previous assessed
$13,201,300
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$3,838,200
Assessed improvement
$9,363,100
Land market value
$3,838,200
Improvement market value
$9,363,100
Total market value
$13,201,300
Applied tax rate
1,202.0000
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
1998
Construction
WOOD
Heating
GAS
Cooling
AC.PACKAGE
Stories
4
Total area
55,147 SF
Lot
2.94 ac (127,942 SF)
Zoning code
CC-C
APN
092104-9146
UPID
US90-0384715
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CC-C · Federal Way, WA
Zoning CC-C · permitted uses
CC-C · 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
$15.9M
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
1998
Construction
WOOD
Heating
GAS
Cooling
Yes
Stories
4
Lot
2.94 ac
Current owner
From public records · entity-resolved
Richard & Partners LLC
Entity
Mailing address
31622 PACIFIC HWY S, FEDERAL WAY, WA 98003-5439
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2019
—
Ameritrust Cdc
—
Deed
related
$7,500,000 · East West Bk
May 6, 2019
—
Richard & Partners LLC
—
Deed
related
$4,626,000 · Ameritrust Cdc
Jan 30, 2019
$14,600,000
Richard & Partners LLC
Song & Sons INC
Warranty Deed
$7,500,000 · East West Bank
Aug 11, 2017
—
Song & Sons INC
—
Deed
related
$7,500,000 · Mountain Pacific Bank
Jul 1, 2014
$7,220,000
Song & Sons INC
Yim,sang K & Chan S R
Warranty Deed
$4,300,000 · Bbcn Bk
Jun 14, 2006
$6,250,001
Sang K Yim
Clairmont Hotels LLC
Warranty Deed
$3,350,000 · Mirae Bank
Oct 18, 2001
—
Federal Way City (wa)
Clairmont Hotel LLC
Grant Deed
related
—
Nov 24, 1998
$5,115,494
Clairmont Hotels LLC
Swiss Hotel SR LLC
Grant Deed
$4,800,000 · Seller
Dec 12, 1997
$750,000
Jujng H Roe
Yi,chong N & Young S
Grant Deed
$4,122,450 · City Bank
Aug 15, 1994
$500,000
Chong N Yi
Forbes,roger H
Grant Deed
$380,000 · Seller
—
—
Richard & Partners LLC
—
Deed Of Trust
related
$4,626,000 · Ameritrust Cdc
—
—
Ameritrust Cdc
—
Deed Of Trust
related
$7,500,000 · East West Bk
—
—
Sang K Yim
—
Deed Of Trust
related
$1,995,000 · Northwest Busn Dev Assn
—
—
Sang K Yim
—
Deed Of Trust
related
$14,400,000 · City Bank
—
—
Sang K Yim
—
Deed Of Trust
related
$14,400,000 · City Bank
—
—
Clairmon Hotels LLC
—
Deed Of Trust
related
$250,000 · Washington First Int'l Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 31622 Pacific S Hwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
