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    Property profile & analytics

    32900 Pacific S Hwy Federal Way, WA 98003-6481

    • Retail space
    • 4,050 SF
    • 0.69 lot acres
    OFF-MARKET
    Last Sale
    May 06, 2022
    $1,870,000
    Value Estimations
    $1,610,000
    Show details
    Cap Rate Potential
    5%
    Retail space
    Location Intelligence
    Property ID
    US90-1526932
    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

    • Retail space

    Property Details for 32900 Pacific S Hwy

    Year built
    1984
    Construction
    WOOD
    Lot size
    0.69 lot acres
    Property size
    4,050 SF
    Zone code
    BC
    Property type
    Retail space
    APN
    797880-0080
    APU
    7978800080

    Description

    This exceptional 4,050 square foot retail property, situated on a 30,239 square foot lot (tax parcel #7978800080), presents a unique investment opportunity in Federal Way, WA. Located on Pacific Highway S, this single-tenant building boasts high visibility along Highway 99, between exits 320th and 348th, offering convenient access and significant exposure. The property benefits from its proximity to The Commons Shopping Mall (a 780,000 square foot Class-A mall) and the new Sound Transit light rail station, ensuring high foot traffic and accessibility. The zoning is Community Business (BC), allowing for diverse commercial and residential uses, including light industrial, automotive sales and repair, retail, office, and multi-family development. The building is currently vacant and features 33 parking spaces. This lease offering is for the north lot only. A separate listing is available for the adjacent parcel. The property is also available for purchase. This is a rare opportunity to secure a prime retail location in a thriving area with excellent transportation links and strong surrounding amenities. The property offers a single story building with no elevators. Electricity is available on site.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,450,000
      ML approach
      $1,465,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,205,000
      6.5%
      $1,115,000
      7%
      $1,035,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,880,000
      Market price range: $732k - $2.76M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $1,590,000
      Current use
      COMMERCIAL (GENERAL)
      $2,065,000
      Change: +30% Conversion: Easy
      AUTO REPAIR, GARAGE
      $1,860,000
      Change: +17% Conversion: Difficult
      MEDICAL BUILDING
      $1,600,000
      Change: +1% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Federal Way
    County
    King
    State
    Washington
    Longitude
    -122.313
    Latitude
    47.3069
    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
    $10,615
    $604,700
    $353,400
    $958,100
    -
    $604,700
    $353,400
    $958,100

    Comparable in this City

    • Value Estimation
      $16,185,000
      119,143 SF

      32057 Pacific S Hwy

      RETAIL STORES (PERSONAL SERVICES) • 119,143 SF
      32057 Pacific S Hwy, Federal Way, WA 98003
      View Details
    • Value Estimation
      $2,770,000
      19,104 SF

      35025 Enchanted S Pkwy

      RETAIL STORES (PERSONAL SERVICES) • 19,104 SF
      35025 Enchanted S Pkwy, Federal Way, WA 98003-8378
      View Details
    • Value Estimation
      $3,230,000
      21,504 SF

      31014 Pacific S Hwy

      RETAIL STORES (PERSONAL SERVICES) • 21,504 SF
      31014 Pacific S Hwy, Federal Way, WA 98003-4904
      View Details
    • Value Estimation
      $4,060,000
      9,135 SF

      33012 Pacific S Hwy

      RETAIL STORES (PERSONAL SERVICES) • 9,135 SF
      33012 Pacific S Hwy, Federal Way, WA 98003-6410
      View Details
    • Value Estimation by Request
      2,400 SF

      2408 288th St

      RETAIL STORES (PERSONAL SERVICES) • 2,400 SF
      2408 288th St, Federal Way, WA 98003-7947
      View Details
    • Value Estimation by Request
      840 SF

      1443 308th St

      RETAIL STORES (PERSONAL SERVICES) • 840 SF
      1443 308th St, Federal Way, WA 98003-4735
      View Details

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      Updated Double-Wide Manufactured Home

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    Similar Nearby for Lease

    • $13 SF/Yr
      1,084 SF

      Retail Space in Twin Lakes Village

      Retail space for lease in a high-traffic shopping center.
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    • $1,330 /Mo
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      Retail Space in Federal Way

      Retail space available for lease in Federal Way, WA.
      33110 Pacific Hwy S, Federal Way, WA 98003
      View Details
    • Contact for pricing
      26,319 SF

      Pavilions Centre Retail Space For Lease

      Prime Federal Way retail space available.
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      View Details
    • $18 SF/Yr
      10,800 SF

      Retail Space in Federal Way

      End-cap retail space in Federal Way's retail core.
      1610 S 341St Pl, Federal Way, WA 98003
      View Details
    • $4,500,000
      9,998 SF

      Standalone Retail Building For Lease

      Remodeled retail building with high visibility and ample parking.
      30650 Pacific Hwy 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
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    32900 Pacific S Hwy
    Federal Way, WA 98003-6481
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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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