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Property profile & analytics
OFF-MARKET
Estimated value
$4,060,000
Retail space
33012 Pacific S Hwy Federal Way, WA 98003-6410
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US90-0989847
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
WOOD
Total area
9,135 SF
Lot
0.69 ac (30,240 SF)
Zoning code
BC
APN
797880-0160
UPID
US90-0989847
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
$5.15M
CAP Approach
CAP
$2.52M
Comparable Approach
Comparable
$3.11M
Blend (final)
Blend
$4.06M
Owner & transaction history
Cash America West INC · 6 yrs held
Cash America West INC
since 2020
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
BC · Federal Way, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$5.8M
+139.6%
Commercial (general)
$4.8M
+98.2%
Restaurant
$4.6M
+88.1%
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
$5,200,000
ML approach
$5,150,000
CAP Approach
CAP Return
Estimation
6%
$2,725,000
6.5%
$2,515,000
7%
$2,335,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,800,000
Change: +140% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,800,000
Change: +98% · Conversion: Easy
RESTAURANT
$4,555,000
Change: +88% · Conversion: Easy
MEDICAL BUILDING
$3,610,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,165,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,140,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$2,630,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$4.06M
Range $3.65M – $4.47M · ±10% · vs last sale $4.20M (May 26 2020)
Last sale anchor
$4.20M
May 26 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
$444 / 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
$23,918
Tax year 2022
Assessed value
$2,343,100
Assessed 2022
Previous assessed
$2,343,100
+0.0% YoY
Effective rate
1.02%
On assessed value
Assessed land
$544,300
Assessed improvement
$1,798,800
Land market value
$544,300
Improvement market value
$1,798,800
Total market value
$2,343,100
Applied tax rate
1,205.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Construction
WOOD
Heating
GAS
Cooling
AC.PACKAGE
Stories
1
Total area
9,135 SF
Lot
0.69 ac (30,240 SF)
Zoning code
BC
APN
797880-0160
UPID
US90-0989847
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BC · Federal Way, WA
Zoning BC · permitted uses
BC · 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
INDUSTRIAL (GENERAL)
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$4.8M
RESTAURANT
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$3.1M
OFFICE BUILDING
Est. value
$2.6M
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
2000
Construction
WOOD
Heating
GAS
Cooling
Yes
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Cash America West INC
Entity
Mailing address
33012 PACIFIC HWY S, FEDERAL WAY, WA 98003-6410
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2020
$4,200,000
Cash America West INC
Evergreen Herbs & Teas LLC
Warranty Deed
—
Jun 27, 2018
—
Evergreen Herbs & Teas LLC
—
Deed
related
—
Apr 3, 2013
$2,350,000
Evergreen Herbs & Teas LLC
Clear Blue Sky LLC
Warranty Deed
$1,527,500 · Cathay Bank
Aug 19, 2004
$1,323
Puget Sound Energy
Clear Blue Sky LLC
Grant Deed
related
—
Oct 30, 2003
$1,500,000
Clear Blue Sky LLC
P B Investments Ltd
Grant Deed
$1,125,000 · Frontier Bank
Nov 10, 1997
$250,000
Ronald P Ciambrone
Kim,martin H & Jung S
Grant Deed
—
Oct 5, 1989
$1,060,000
Martin H Kim
New
Grant Deed
$392,200 · Seller
—
—
Clear Blue Sky LLC
—
Deed Of Trust
related
$1,640,000 · Foundation 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.
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