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Property profile & analytics
OFF-MARKET
Estimated value
$9,500,000
Commercial land
33601 Pacific S Hwy Federal Way, WA 98003
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US90-1995887
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
7.32 ac (318,816 SF)
Zoning code
BC
APN
202104-9069
UPID
US90-1995887
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
$9.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.50M
Owner & transaction history
Christian Faith Center · 2 yrs held
Christian Faith Center
since 2024
Last sale
$9.5M
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
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
$9,500,000
ML approach
$9,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$9.50M
Range $8.55M – $10.45M · ±10% · vs last sale $9.50M (Jul 26 2024)
Last sale anchor
$9.50M
Jul 26 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
—
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
$43,086
Tax year 2022
Assessed value
$4,463,400
Assessed 2022
Previous assessed
$4,463,400
+0.0% YoY
Effective rate
0.97%
On assessed value
Assessed land
$4,463,400
Land market value
$4,463,400
Total market value
$4,463,400
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
7.32 ac (318,816 SF)
Zoning code
BC
APN
202104-9069
UPID
US90-1995887
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
Building & site characteristics
From public records
Heating
NONE
Lot
7.32 ac
Current owner
From public records · entity-resolved
Christian Faith Center
Individual
Mailing address
33645 20TH AVE S STE 310TH FEDERAL WAY
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2024
$9,500,000
Christian Faith Center
Kitts Corner Development LLC
Bargain And Sale Deed
—
Oct 26, 2022
—
Grand Peaks Properties INC
Kitts Corner Development LLC
Agreement Of Sale
—
Sep 15, 2014
—
Kitts Corner Dev LLC
Kitts Corner Partners LLC
Quit Claim Deed
—
Sep 15, 2014
$3,600,000
Kitts Corner LLC
Kitts Corner Development LLC
Warranty Deed
related
$27,500,000 · East West Bank
Apr 22, 2002
$487,500
Kitts Corner Partners LLC
Johal,rajinder & Kulvinder
Grant Deed
—
Dec 20, 2000
—
Rajinder Johal
Johal,rajinder & Kulwinder
Quit Claim Deed
related
$1,000,000 · Cit Small Business Lending Co
Aug 19, 1999
—
City Of Federal Way
Hohal,rajinder Kulwinder
Grant Deed
related
—
Aug 16, 1999
—
Federal Way City (wa)
Johal,rajindr & Kulwinder
Grant Deed
related
—
Oct 20, 1995
$450,000
Rajinder Johal
Exxon Corp
Grant Deed
$300,000 · Olympic Coast Investment INC
Dec 27, 1988
$50,000
Exxon Corporation
Kramer,richard D
Grant Deed
—
Dec 23, 1988
$750,000
Exxon Corp
Campus
Grant Deed
—
—
—
Rajinder Johal
—
Deed Of Trust
related
$310,000 · Us Bank
—
—
Rajinder Johal
—
Deed Of Trust
related
$350,000 · Olympic Coast Investment INC
—
—
Rajinder Johal
—
Deed Of Trust
related
—
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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