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Property profile & analytics
FOR LEASE
Office buildings
3900 E Valley Rd Renton, WA 98057
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-3219222
For Lease
1 / 2
$30 SF/Yr
3900 E Valley Rd, Renton, WA 98057
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
21,117 SF
Lot
1.15 ac (50,094 SF)
Zoning code
CA
APN
312305-9092
UPID
US90-3219222
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
$4.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.77M
Blend (final)
Blend
$4.32M
Owner & transaction history
Middle Tree Properties LLC · 2 yrs held
Middle Tree Properties LLC
since 2023
Last sale
$4.6M
7 recorded transactions
Zoning & alternative use
CA · Renton, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$6.2M
+22.4%
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 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
$4,305,000
ML approach
$4,265,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,100,000
Current use
WAREHOUSE, STORAGE
$6,240,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$4.32M
Range $3.89M – $4.75M · ±10% · vs last sale $4.64M (Oct 27 2023)
Last sale anchor
$4.64M
Oct 27 2023
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
$205 / 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
$33,249
Tax year 2022
Assessed value
$3,157,800
Assessed 2022
Previous assessed
$3,157,800
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,114,500
Assessed improvement
$2,043,300
Land market value
$1,114,500
Improvement market value
$2,043,300
Total market value
$3,157,800
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
OTHER
Stories
2
Total area
21,117 SF
Lot
1.15 ac (50,094 SF)
Zoning code
CA
APN
312305-9092
UPID
US90-3219222
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
OFFICE BUILDING Current
Est. value
$5.1M
WAREHOUSE, STORAGE
Est. value
$6.2M
OFFICE BUILDING Current
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
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
Yes
Stories
2
Lot
1.15 ac
Current owner
From public records · entity-resolved
Middle Tree Properties LLC
Entity
Mailing address
309 2ND ST SE, AUBURN, WA 98002-5543
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2023
$4,637,000
Middle Tree Properties LLC
Stg Renton LLC
Warranty Deed
$3,941,450 · First Citizens Bank & Trust Co
Sep 8, 2020
—
Stg Renton LLC
—
Deed
related
$2,600,000 · City National Bank
Sep 1, 2020
$3,050,000
Stg Renton LLC
Scripps Renton Realty LLC
Special Warranty Deed
$2,600,000 · City National Bank
May 11, 2012
$3,072,500
Scripps Renton Realty LLC
Park Tower Building LLC
Warranty Deed
—
Feb 29, 2008
$3,600,000
Park Tower Building LLC
Park Tower Associates LLC
Warranty Deed
$2,880,000 · Wells Fargo Bank NA
Mar 30, 2001
—
Younker Family LLC
Younker LP
Quit Claim Deed
related
$1,526,250 · Bay Bank
Apr 7, 1993
—
Younker Limited Partnership
Younker,n Jean
Quit Claim Deed
related
—
—
—
Park Tower Associates LLC
—
Deed Of Trust
related
$1,535,000 · Viking Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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