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Property profile & analytics
OFF-MARKET
Estimated value
$2,405,000
Retail space
33530 Pacific S Hwy Federal Way, WA 98003-6890
Entity Owned
Absentee Owner
Free & Clear
Property ID
US90-2034950
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,912 SF
Lot
1.11 ac (48,216 SF)
Zoning code
BC
APN
797820-0060
UPID
US90-2034950
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
by Request
CAP Approach
CAP
$1.90M
Comparable Approach
Comparable
$2.73M
Blend (final)
Blend
$2.41M
Owner & transaction history
Gupta Federal Way LLC
Gupta Federal Way LLC
since 2025
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
BC · Federal Way, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
principally for the transportation of commodities, vehicles, merchandise, produce, freight, or animals; as well as any bulldozers, backhoes, cranes, or similar construction equipment. “ Commercial zones ” means the BN, BC, CC-C and CC-F zoning districts. “ Common space ” means an area within a development, which is used primarily by the occupants of that dev…
Zone name
Community Business
General category
COMMERCIAL
Zone area
330.78 ac
Top alternative use upside
Commercial (general)
$3.6M
+98.2%
Restaurant
$3.4M
+88.1%
Medical building
$2.7M
+49.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,060,000
6.5%
$1,900,000
7%
$1,765,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,830,000
Current use
COMMERCIAL (GENERAL)
$3,630,000
Change: +98% · Conversion: Easy
RESTAURANT
$3,445,000
Change: +88% · Conversion: Easy
MEDICAL BUILDING
$2,730,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,395,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,380,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$1,990,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$2.41M
Range $2.16M – $2.65M · ±10% · vs last sale $2.50M (Oct 16 2025)
Last sale anchor
$2.50M
Oct 16 2025
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
$348 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$24,931
Tax year 2024
Assessed value
$2,055,600
Assessed 2023
Previous assessed
$2,055,600
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$867,800
Assessed improvement
$1,187,800
Land market value
$867,800
Improvement market value
$1,187,800
Total market value
$2,055,600
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
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Stories
1
Total area
6,912 SF
Lot
1.11 ac (48,216 SF)
Zoning code
BC
APN
797820-0060
UPID
US90-2034950
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BC · Federal Way, WAZoning 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
Zoning description
principally for the transportation of commodities, vehicles, merchandise, produce, freight, or animals; as well as any bulldozers, backhoes, cranes, or similar construction equipment. “ Commercial zones ” means the BN, BC, CC-C and CC-F zoning districts. “ Common space ” means an area within a development, which is used primarily by the occupants of that development, such as an entryway, lobby, courtyard, outside dining area, etc. “ Comm
Zone name
Community Business
General category
COMMERCIAL
Zone area
330.78 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$3.6M
RESTAURANT
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES Current
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
2017
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Stories
1
Lot
1.11 ac
Current owner
From public records · entity-resolved
Gupta Federal Way LLC
Entity
Free & Clear · 0 yrs held
Mailing address
508 10TH AVE W, KIRKLAND, WA 98033-4839
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2025
$2,500,000
Gupta Federal Way LLC
Granston Aap LLC
Warranty Deed
—
Sep 8, 2017
$3,065,000
Granston Aap LLC
Bts Pac Hwy Fw Aa LLC
Warranty Deed
—
Nov 23, 2016
—
Bts Pac Hwy Fw Aa LLC
—
Deed
related
$2,332,500 · Citywide Bk
Sep 15, 2016
$1,160,000
Bts Pac Hwy Fw Aa LLC
Roger W Patten JR
Warranty Deed
$1,971,542 · Citywide Banks
Jul 2, 2008
—
Draper C D SR & E G Trust
Draper,elinor G
Quit Claim Deed
related
—
Apr 20, 1999
$60,150
Federal Way City (wa)
Patten,richard M
Grant Deed
—
—
—
Bts Pac Hwy Fw Aa LLC
—
Loan Modification
related
$2,332,500 · Citywide Bk
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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