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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Office buildings
3648 Marginal S Way, Seattle, WA 98134
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US90-1374061
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1946
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,000 SF
Lot
3.39 ac (147,808 SF)
Zoning code
IG1 U/85
APN
182404-9055
UPID
US90-1374061
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
$1.73M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.59M
Owner & transaction history
Tcmm LLC · 19 yrs held
Tcmm LLC
since 2007
3 recorded transactions
Zoning & alternative use
IG1 U/85 · Seattle, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+16.4%
Retail stores
$2.4M
+13.5%
Apartment house (5+ units)
$2.1M
+0.4%
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 Seattle submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Seattle 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%
$1,875,000
6.5%
$1,730,000
7%
$1,605,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,120,000
Current use
AUTO REPAIR, GARAGE
$2,470,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$2,405,000
Change: +13% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,130,000
Change: +0% · Conversion: Easy
MEDICAL BUILDING
$2,065,000
Change: -3% · Conversion: Easy
WAREHOUSE, STORAGE
$1,750,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±10%
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
$264 / 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
$86,273
Tax year 2022
Assessed value
$7,196,700
Assessed 2022
Previous assessed
$7,196,700
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$5,912,300
Assessed improvement
$1,284,400
Land market value
$5,912,300
Improvement market value
$1,284,400
Total market value
$7,196,700
Applied tax rate
10.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1946
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
3
Stories
2
Total area
6,000 SF
Lot
3.39 ac (147,808 SF)
Zoning code
IG1 U/85
APN
182404-9055
UPID
US90-1374061
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
IG1 U/85 · Seattle, WA
Zoning IG1 U/85 · permitted uses
IG1 U/85 · Seattle, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Seattle. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.5M
RETAIL STORES
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$1.8M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1946
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
2
Buildings
3
Lot
3.39 ac
Current owner
From public records · entity-resolved
Tcmm LLC
Entity
Mailing address
2410 BOYER AVE E STE #1, SEATTLE, WA 98112-2157
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2021
—
Tcmm LLC
—
Deed
related
$7,000,000 · Boeing Employees Cu
Jun 20, 2007
$4,300,000
Tcmm LLC
Pleas,riley W & Nancy A
Grant Deed
$4,300,000 · Riley W & Nancy A Pleas
Jun 1, 2007
$50,000
Riley Pleas
Jmdh Real Estate Of Seattle LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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