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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Drive through restaurants
31646 Pacific S Hwy Federal Way, WA 98003-5408
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-0531581
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,566 SF
Lot
0.36 ac (15,480 SF)
Zoning code
CC-C
APN
092104-9292
UPID
US90-0531581
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
$685k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$906k
Blend (final)
Blend
$720k
Owner & transaction history
Bethany Investments2 LLC · 6 yrs held
Bethany Investments2 LLC
since 2020
Last sale
$630,000
6 recorded transactions
Zoning & alternative use
CC-C · Federal Way, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$825,000
+5.4%
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 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
$720,000
ML approach
$685,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$780,000
Current use
COMMERCIAL (GENERAL)
$825,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$720k
Range $648k – $792k · ±10% · vs last sale $630k (May 15 2020)
Last sale anchor
$630k
May 15 2020
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
$460 / 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
$7,516
Tax year 2022
Assessed value
$698,600
Assessed 2022
Previous assessed
$698,600
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$541,800
Assessed improvement
$156,800
Land market value
$541,800
Improvement market value
$156,800
Total market value
$698,600
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
OTHER
Stories
1
Total area
1,566 SF
Lot
0.36 ac (15,480 SF)
Zoning code
CC-C
APN
092104-9292
UPID
US90-0531581
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CC-C · Federal Way, WAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$780,000
COMMERCIAL (GENERAL)
Est. value
$825,000
RESTAURANT Current
COMMERCIAL (GENERAL)
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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
Yes
Stories
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
Bethany Investments2 LLC
Entity
Mailing address
16532 NW VETTER DR, PORTLAND, OR 97229-1166
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2020
—
Bethany Investments2 LLC
Kyong-ho Shin
Quit Claim Deed
related
—
May 6, 2020
—
Kyong-ho Shin
Bethany INC
Quit Claim Deed
related
—
Jan 27, 2014
$630,000
Bethany Investments LLC
Kim,hyoungsoo & Myong S
Warranty Deed
$230,000 · Unibank
Aug 12, 2009
$592,500
Hyoungsoo Kim
Berg Family Trust
Warranty Deed
—
—
—
Northwestern Restaurants INC
—
Deed Of Trust
related
—
—
—
Hyoungsoo Kim
—
Deed Of Trust
related
$300,000 · Cellular Town LLC
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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