Individually Owned 
For Lease
1 / 6
$8,155,000
34509 9Th Ave South, Federal Way, WA 98003
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Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1987
Construction
CONCRETE
Total area
50,353 SF
Lot
1.28 ac (55,799 SF)
Zoning code
OP
APN
750451-0010
UPID
US90-1004371
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Alternative Medicine Practice Acupuncture
-
Physician
-
Physician
-
Physician
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.27M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.16M
Owner & transaction history
since 2016
4 recorded transactions
Zoning & alternative use
OP · Federal Way, WA
Zoning description
” means the PO, OP and CP-1 zoning districts. “ On-site hazardous waste treatment and storage facilities ” means facilities which treat and store hazardous wastes generated on the same property or geographically contiguo…
General category
OPEN_SPACE
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$8.16M
Value range
$7.34M – $8.97M
±10% around blend
Estimated value / SF
$162 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$7.34M
blend $8.16M
$8.97M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
50,353 SF
Lot area
1.28 ac
Year built
1987
Stories
3
APN
750451-0010
Zoning
OP
Assessed value
$11,636,400
Annual tax
$110,710
3
Income approach: direct capitalization
Partial preview
Income approach indication
$10.27M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$11.12M
@ 6.5% CAP return
$10.27M
@ 7% CAP return
$9.54M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$8.16M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 123 sales
$395
-59%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $162/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$11.64M
Move the market yield to see immediate price impact.
Value / SF
$231
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$733k
$14.66M
$10.47M
$8.15M
$815k
$16.29M
$11.64M
$9.05M
$896k
$17.92M
$12.80M
$9.96M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$110,710
Tax year 2022
Assessed value
$11,636,400
Assessed 2022
Previous assessed
$11,636,400
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed improvement
$11,636,400
Improvement market value
$11,636,400
Total market value
$11,636,400
Applied tax rate
1,205.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
1987
Construction
CONCRETE
Heating
GAS
Cooling
AC.PACKAGE
Stories
3
Total area
50,353 SF
Lot
1.28 ac (55,799 SF)
Zoning code
OP
APN
750451-0010
UPID
US90-1004371
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
OP · Federal Way, WAZoning OP · permitted uses
OP · Federal Way, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
” means the PO, OP and CP-1 zoning districts. “ On-site hazardous waste treatment and storage facilities ” means facilities which treat and store hazardous wastes generated on the same property or geographically contiguo…
General category
OPEN_SPACE
Building & site characteristics
From public records
Year built
1987
Construction
CONCRETE
Heating
GAS
Cooling
Yes
Stories
3
Lot
1.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
OP
OPEN_SPACE
Jurisdiction
Federal Way, WA
Recorded code
OP
Official district
OP
Official district profile
What the municipal code says about OP
Zoning description
” means the PO, OP and CP-1 zoning districts. “ On-site hazardous waste treatment and storage facilities ” means facilities which treat and store hazardous wastes generated on the same property or geographically contiguo…
General category
OPEN_SPACE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OP in Federal Way, WA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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