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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Day care centers
34110 Hoyt SW Rd, Federal Way, WA 98023-3217
Entity Owned
18-yr Hold
Free & Clear
Property ID
US90-1089580
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2005
Construction
WOOD
Total area
9,312 SF
Lot
1.02 ac (44,403 SF)
Zoning code
BN
APN
308900-0330
UPID
US90-1089580
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$750k
Owner & transaction history
Too Hoytie Toytie LLC · 18 yrs held
Too Hoytie Toytie LLC
since 2008
5 recorded transactions
Zoning & alternative use
BN · Federal Way, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$81 / 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
$24,242
Tax year 2022
Assessed value
$2,328,000
Assessed 2022
Previous assessed
$2,328,000
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$888,000
Assessed improvement
$1,440,000
Land market value
$888,000
Improvement market value
$1,440,000
Total market value
$2,328,000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2005
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,312 SF
Lot
1.02 ac (44,403 SF)
Zoning code
BN
APN
308900-0330
UPID
US90-1089580
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BN · Federal Way, WA
Zoning BN · permitted uses
BN · 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.
Building & site characteristics
From public records
Year built
2005
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.02 ac
Current owner
From public records · entity-resolved
Too Hoytie Toytie LLC
Entity
Free & Clear · 18 yrs held
Mailing address
901 NE GLISAN ST, PORTLAND, OR 97232-2730
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2008
—
Too Hoytie Toytie LLC
Hoytie Toytie LLC
Quit Claim Deed
related
—
Apr 16, 2004
—
Hoytie Toytie LLC
—
Deed Of Trust
related
$3,300,000 · Bank Of America
Jul 6, 2001
—
Hoytie Toytie LLC
American Drug Stores INC
Quit Claim Deed
related
—
Oct 13, 2000
$1,000,000
Hoytie Toytie LLC
Fallis,thomas R
Grant Deed
$2,325,000 · Us Bank NA
Jun 20, 1984
—
Thomas R Fallis
Fallis,arlene A
Quit Claim Deed
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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