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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Medical Office Space
38700 Riv St, Snoqualmie, WA 98065-5154
Individually Owned
Free & Clear
Property ID
US90-0740497
Property profile
Verified
Property type
Medical Office Space
Use group
DENTAL BUILDING
Year built
1965
Construction
WOOD
Total area
2,398 SF
Lot
0.1 ac (4,500 SF)
Zoning code
BR2
APN
784920-1525
UPID
US90-0740497
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
Current use
Occupant on record · Public records
-
RiverTree Dental Dental Office
-
Andrew P. Davis, M.D. Ophthalmologist
-
Dr. Maurice Doerfler, MD Pediatrician Physician
-
Dr. Mary E. Lambe, MD Pediatrician Physician
-
Snoqualmie Valley Clinic Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$936k
Blend (final)
Blend
$1.33M
Owner & transaction history
Snoqualmie Indian Tribe
Snoqualmie Indian Tribe
since 2025
Last sale
$1.4M
5 recorded transactions
Zoning & alternative use
BR2 · Snoqualmie, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+29.1%
Auto repair, garage
$1.1M
+16.2%
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 Snoqualmie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Snoqualmie 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
$1,245,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$945,000
Current use
COMMERCIAL (GENERAL)
$1,220,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,100,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$940,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$905,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.40M (May 5 2022)
Last sale anchor
$1.40M
May 5 2022
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
$553 / 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
$12,591
Tax year 2022
Assessed value
$672,200
Assessed 2022
Previous assessed
$672,200
+0.0% YoY
Effective rate
1.87%
On assessed value
Assessed land
$78,700
Assessed improvement
$593,500
Land market value
$78,700
Improvement market value
$593,500
Total market value
$672,200
Applied tax rate
2,277.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Medical Office Space
Use group
DENTAL BUILDING
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
HEAT PUMP
Stories
1
Total area
2,398 SF
Lot
0.1 ac (4,500 SF)
Zoning code
BR2
APN
784920-1525
UPID
US90-0740497
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BR2 · Snoqualmie, WA
Zoning BR2 · permitted uses
BR2 · Snoqualmie, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Snoqualmie. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$945,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$940,000
OFFICE BUILDING
Est. value
$905,000
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1965
Construction
WOOD
Heating
HEAT PUMP
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Snoqualmie Indian Tribe
Individual
Free & Clear · 0 yrs held
Mailing address
38700 SE RIV ST, SNOQUALMIE, WA 98065-5154
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Aug 18, 2025
$2,375,000
Snoqualmie Indian Tribe
Robert P Whitaker
Warranty Deed
—
May 5, 2022
$1,400,000
Primrose 38700 LLC
Brian E Mayer
Warranty Deed
$1,190,000 · Bank Of America NA
Feb 8, 2022
—
Echo Ridge Properties INC
—
Deed
related
$100,000 · Us Bank NA
Feb 26, 1996
$112,500
Brian E Mayer
Jacobsen,peter W & Deanna V
Grant Deed
$100,000 · Individual
Feb 26, 1996
$124,000
Robert S Polovy
Mayer,brian E & Leasa A
Grant Deed
$740,000 · Money Store Investment Corp
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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