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Property profile & analytics
OFF-MARKET
Estimated value
$4,495,000
Hotels
34827 Pacific S Hwy, Federal Way, WA 98003-8308
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-3218259
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1994
Construction
WOOD
Total area
8,800 SF
Lot
0.8 ac (34,822 SF)
Zoning code
CE
APN
202104-9045
UPID
US90-3218259
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
$4.64M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.35M
Blend (final)
Blend
$4.50M
Owner & transaction history
Sur Enterprises LLC · 4 yrs held
Sur Enterprises LLC
since 2021
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
CE · Federal Way, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$5.6M
+89.7%
Commercial (general)
$4.6M
+57.0%
Restaurant
$4.4M
+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
$4,850,000
ML approach
$4,635,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,945,000
Current use
INDUSTRIAL (GENERAL)
$5,590,000
Change: +90% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,625,000
Change: +57% · Conversion: Difficult
RESTAURANT
$4,390,000
Change: +49% · Conversion: Difficult
MEDICAL BUILDING
$3,475,000
Change: +18% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,050,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,025,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$4.50M
Range $4.05M – $4.94M · ±10% · vs last sale $4.50M (Aug 18 2021)
Last sale anchor
$4.50M
Aug 18 2021
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
$511 / 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
$41,984
Tax year 2022
Assessed value
$4,260,800
Assessed 2022
Previous assessed
$4,260,800
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$626,700
Assessed improvement
$3,634,100
Land market value
$626,700
Improvement market value
$3,634,100
Total market value
$4,260,800
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1994
Construction
WOOD
Heating
CENTRAL
Buildings
2
Stories
2
Total area
8,800 SF
Lot
0.8 ac (34,822 SF)
Zoning code
CE
APN
202104-9045
UPID
US90-3218259
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CE · Federal Way, WA
Zoning CE · permitted uses
CE · 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
HOTEL/MOTEL Current
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$4.6M
RESTAURANT
Est. value
$4.4M
MEDICAL BUILDING
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.0M
HOTEL/MOTEL Current
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1994
Construction
WOOD
Heating
CENTRAL
Stories
2
Buildings
2
Lot
0.8 ac
Current owner
From public records · entity-resolved
Sur Enterprises LLC
Entity
Mailing address
5160 S 170TH ST, SEATAC, WA 98188-3258
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2021
$4,500,000
Sur Enterprises LLC
Ks & Nh INC
Warranty Deed
$3,600,000 · Mountain Pacific Bank
Jun 13, 2017
$3,520,000
Ks & Nh INC
Dhan LLC
Warranty Deed
$3,026,000 · Trans Pacific National Bank
Jul 2, 2008
$4,000,000
Dhan LLC
Kim,yoon B
Warranty Deed
$3,459,450 · Unibank
Aug 1, 2007
$4,500,000
Yoon B Kim
Chin,pil H & Hae R
Warranty Deed
$2,293,406 · Unibank
Jun 8, 2007
$3,300,000
Pil H Chin
Golden Property Mgmt Co INC
Warranty Deed
$3,104,000 · City Bank
May 30, 2007
$2,660,000
Golden Property Mgmt Co INC
K & Y INC
Warranty Deed
$2,009,603 · City Bank
Nov 10, 1998
—
K & Y INC
Cho,kwan K & Young K
Quit Claim Deed
related
$1,750,000 · Merrill Lynch Credit Corp
Mar 8, 1991
—
Kim's Corporation
Kim,in Sil
Quit Claim Deed
related
—
Oct 23, 1990
$400,000
In Sil Nominee Kim
Waco
Grant Deed
$316,000 · Seller
—
—
Kims Corp
—
Deed Of Trust
related
$450,000 · Individual
—
—
Dhan LLC
—
Deed Of Trust
related
$2,922,000 · Unibank
—
—
Dhan LLC
—
Deed Of Trust
related
$1,295,000 · Unibank
—
—
Dhan LLC
—
Deed Of Trust
related
$200,000 · Unibank
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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