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Property profile & analytics
OFF-MARKET
Estimated value
$1,350,000
Commercial land
31660 Pacific S Hwy Federal Way, WA 98003-5408
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US90-0738489
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1957
Construction
STEEL FRAME
Total area
2,036 SF
Lot
0.53 ac (23,250 SF)
Zoning code
CC-C
APN
092104-9248
UPID
US90-0738489
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
$1.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.35M
Owner & transaction history
Sul Enterprises INC · 1 yrs held
Sul Enterprises INC
since 2024
Last sale
$1.4M
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
$1,350,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,040,000
Current use
AUTO REPAIR, GARAGE
$935,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.35M
Range $1.22M – $1.49M · ±10% · vs last sale $1.35M (Dec 30 2024)
Last sale anchor
$1.35M
Dec 30 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
$663 / 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
$9,043
Tax year 2022
Assessed value
$813,700
Assessed 2022
Previous assessed
$813,700
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$813,700
Land market value
$813,700
Total market value
$813,700
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1957
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Total area
2,036 SF
Lot
0.53 ac (23,250 SF)
Zoning code
CC-C
APN
092104-9248
UPID
US90-0738489
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
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$935,000
COMMERCIAL (GENERAL) Current
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
1957
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Sul Enterprises INC
Entity
Mailing address
425 PIKE ST, SEATTLE, WA 98101-3902
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2024
$1,350,000
Sul Enterprises INC
Washington Federal Bank
Bargain & Sale Deed
$1,442,000 · Gesa Cu
Dec 12, 2018
—
Washington Fedl
Epc Holdings 929 LLC
Grant Deed
—
Jun 5, 2018
$2,400,000
Epc Holdings 929 LLC
Ta Federal Way LLC
Warranty Deed
—
Feb 10, 2017
$1,550,000
Ta Federal Way LLC
P Square Petroleum INC
Warranty Deed
$1,300,000 · Origin Bank
Jun 16, 2009
$900,000
P Square Petroleum INC
Equilon Ents LLC
Grant Deed
$1,150,000 · Timberland Bank
Oct 28, 2004
$8,000
Puget Sound Energy INC
Equilon Ent LLC
Grant Deed
—
Jul 23, 1998
—
Equilon Enterprises LLC
Texaco Refining & Marketing In
Grant Deed
related
—
Jan 22, 1991
$554,933
Texaco INC - Tax Dept
Shell Oil Co
Grant Deed
—
—
—
P Square Petroleum INC
—
Deed Of Trust
related
$400,000 · Heritage Bank
—
—
P Square Petroleum INC
—
Deed Of Trust
related
$400,000 · Uniway INC
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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