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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    31811 Pacific S Hwy Federal Way, WA 98003-5646

    • Outlet malls
    • 23,500 SF
    • 8.21 lot acres
    OFF-MARKET
    Value Estimations
    $4,710,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US90-1723552
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Outlet malls

    Property Details for 31811 Pacific S Hwy

    Year built
    1975
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    8.21 lot acres
    Property size
    23,500 SF
    Zone code
    CC-F
    Property type
    Outlet malls
    APN
    082104-9196
    APU
    821049196

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $7,005,000
      6.5%
      $6,465,000
      7%
      $6,005,000

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $6,230,000
      Current use
      OFFICE BUILDING
      $6,760,000
      Change: +9% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Federal Way
    County
    King
    State
    Washington
    Longitude
    -122.315
    Latitude
    47.3172
    CBSA code
    42660
    CBSA name
    SEATTLE-TACOMA-BELLEVUE, WA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $121,102
    $5,676,300
    $5,965,900
    $11,642,200
    -
    $5,676,300
    $5,965,900
    $11,642,200

    Comparable in this City

    • Value Estimation
      $13,410,000
      123,800 SF

      2201 Cmns Commons

      WHOLESALE OUTLET, DISCOUNT STORE • 123,800 SF
      2201 Cmns Commons, Federal Way, WA 98003-6023
      View Details
    • Value Estimation
      $10,080,000
      65,714 SF

      31515 Pete Von Reichbauer S Way

      WHOLESALE OUTLET, DISCOUNT STORE • 65,714 SF
      31515 Pete Von Reichbauer S Way, Federal Way, WA 98003-5599
      View Details
    • Value Estimation
      $19,705,000
      125,007 SF

      1800 320th St

      WHOLESALE OUTLET, DISCOUNT STORE • 125,007 SF
      1800 320th St, Federal Way, WA 98003-5413
      View Details
    • Value Estimation
      $17,565,000
      137,155 SF

      1715 352nd St

      WHOLESALE OUTLET, DISCOUNT STORE • 137,155 SF
      1715 352nd St, Federal Way, WA 98003-8316
      View Details
    • Value Estimation
      $15,505,000
      101,909 SF

      2141 314th St

      WHOLESALE OUTLET, DISCOUNT STORE • 101,909 SF
      2141 314th St, Federal Way, WA 98003-5621
      View Details
    • Value Estimation
      $17,190,000
      159,614 SF

      35100 Enchanted S Pkwy

      WHOLESALE OUTLET, DISCOUNT STORE • 159,614 SF
      35100 Enchanted S Pkwy, Federal Way, WA 98003-8314
      View Details

    Similar Nearby for Sale

    • $590,000

      Land For Sale

      Land available for sale in Federal Way, Washington.
      2105 S 320Th St SW, Federal Way, WA 98003
      View Details
    • $2,500,000
      4,800 SF

      Federal Way Office Building

      Office building for sale in Federal Way, Washington.
      918 S 348Th St, Federal Way, WA 98003
      View Details
    • $195,000
      1,344 SF

      Updated Double-Wide Manufactured Home

      Updated 3-bedroom, move-in ready home with remodeled kitchen and bathrooms.
      3001 S 288Th St, Federal Way, WA 98003
      View Details
    • $425,000
      1,415 SF

      Spacious Townhome in Gated Community

      3-bed, 2.5-bath townhome with lush backyard and convenient location.
      2535 S 288Th St, Federal Way, WA 98003
      View Details
    • $285,000
      928 SF

      Northwest Home with Mountain Views

      Split-entry home with views, spacious layout, and convenient location.
      2520 S St, Auburn, WA 98003
      View Details
    • $4,900,000
      106,072 SF

      Prime Federal Way Commercial Land

      Large corner lot with permits for hotel and retail.
      34413 Pacific Hwy S, Federal Way, WA 98003
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      18,191 SF

      Retail Space in Federal Way

      Retail space available in Federal Way, Washington.
      35002 Pacific Hwy S, Federal Way, WA 98003
      View Details
    • $48 SF/Yr
      4,000 SF

      Retail Space in Federal Way

      Neighborhood shopping center with national and regional tenants.
      27001-27077 Pacific Hwy S, Federal Way, WA 98003
      View Details
    • $13 SF/Yr
      1,084 SF

      Retail Space in Twin Lakes Village

      Retail space for lease in a high-traffic shopping center.
      2120-2324 SW 336Th St, Federal Way, WA 98003
      View Details
    • $19 SF/Yr
      113,925 SF

      Hillside Plaza: Retail Investment Opportunity

      Federal Way, WA Strip Mall - High Visibility
      2000 314Th St, Federal Way, WA 98003
      View Details
    • $1,300 /Mo
      1,600 SF

      Upgraded Plaza with Great Visibility

      Large, upgraded plaza suitable for fitness, medical, office, or service.
      32020 1St Ave S, Federal Way, WA 98003
      View Details
    • $25 SF/Yr
      985 SF

      Retail Spaces in Federal Way

      Two retail spaces available for lease in Federal Way.
      32036 23Rd Ave S, Federal Way, WA 98003
      View Details

    Property Visit Statistics

    • Visits by month
      9.9k
    • Visitors by month
      7.5k
    • Avg Time on site
      13 min
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    Federal Way, WA 98003-5646
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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