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Property profile & analytics
OFF-MARKET
Estimated value
$4,165,000
Turn key restaurants
3650 Vly Rd, Renton, WA 98057-4909
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US90-3095654
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2003
Construction
FRAME
Total area
8,002 SF
Lot
1.75 ac (76,033 SF)
Zoning code
CA
APN
302305-9118
UPID
US90-3095654
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
$4.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.17M
Owner & transaction history
Tis Loq 3650 LLC · 6 yrs held
Tis Loq 3650 LLC
since 2020
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
CA · Renton, 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 Renton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Renton 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
$4,400,000
ML approach
$4,550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,200,000
Current use
COMMERCIAL (GENERAL)
$4,050,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$4.17M
Range $3.75M – $4.58M · ±10% · vs last sale $3.86M (Apr 2 2020)
Last sale anchor
$3.86M
Apr 2 2020
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
$520 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$45,275
Tax year 2024
Assessed value
$3,881,000
Assessed 2023
Previous assessed
$3,881,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,153,400
Assessed improvement
$2,727,600
Land market value
$1,153,400
Improvement market value
$2,727,600
Total market value
$3,881,000
Applied tax rate
2,100.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
CENTRAL
Stories
1
Total area
8,002 SF
Lot
1.75 ac (76,033 SF)
Zoning code
CA
APN
302305-9118
UPID
US90-3095654
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CA · Renton, WA
Zoning CA · permitted uses
CA · Renton, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Renton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$4.1M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
2003
Construction
FRAME
Heating
CENTRAL
Stories
1
Lot
1.75 ac
Current owner
From public records · entity-resolved
Tis Loq 3650 LLC
Entity
Mailing address
111 S 3RD ST, RENTON, WA 98057-2032
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Apr 2, 2020
$3,860,000
Tis Loq 3650 LLC
Ausdrey LLC
Warranty Deed
$2,500,000 · Same Inv Co LLC
Jun 1, 2015
$1,800,000
Ausdrey LLC
Csa LLC
Warranty Deed
—
Jun 23, 2008
—
Csa LLC
Panrica INC
Deed In Lieu Of Foreclosure
related
—
Nov 8, 2004
$4,650,000
Panrica INC
Csa LLC
Warranty Deed
$2,700,000 · Nara Bk
Oct 8, 2002
—
Csa LLC
An,bill C & Soo K
Quit Claim Deed
related
—
Oct 25, 2001
$454,479
Bill C An
Steiner,fred
Trustees Deed
—
Oct 26, 1999
$920,000
Fred Steiner
An,bill C & Soo K
Grant Deed
$420,000 · Seller
Dec 2, 1997
$618,448
Bill C An
4 A Development
Grant Deed
—
—
—
Fred Steiner Estate
—
Deed Of Trust
related
$380,000 · Towne Bank
—
—
Ausdrey LLC
—
Deed Of Trust
related
$1,800,000 · Hee Jue LLC
—
—
Ausdrey LLC
—
Loan Modification
related
—
—
—
Panrica INC
—
Deed Of Trust
related
$700,000 · Csa LLC
—
—
Csa LLC
—
Deed Of Trust
related
$1,550,000 · Nara Bank
—
—
4a Development Corp
—
Deed Of Trust
related
$300,000 · Partners Mortgage
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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