455 Rainier N Blvd Issaquah, WA 98027-2807
Entity Owned
1-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.67M
Range $1.50M – $1.84M (±10%)
Implied cap rate
9.20%
In-place · NOI ÷ last sale
Property ID
US90-0681680
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
6,618 SF
Lot
0.28 ac (12,329 SF)
Zoning code
CBD
APN
282406-9134
UPID
US90-0681680
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.87M
CAP Approach
CAP
$2.37M
Comparable Approach
Comparable
$2.23M
Blend (final)
Blend
$1.67M
Owner & transaction history
since 2025
Last sale
$1.6M
3 recorded transactions
Zoning & alternative use
CBD · Issaquah, WA
Zoning description
Cultural and Business District - CBD. 1. This zone intends to combine business, multifamily residential, cultural, and civic activities into a cohesive downtown core which promotes pedestrian usage. Permitted uses are re…
General category
CIVIC_INSTITUTIONAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 8 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.67M
Value range
$1.50M – $1.84M
±10% around blend
Estimated value / SF
$252 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
80
$1.50M
blend $1.67M
$1.84M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,618 SF
Lot area
0.28 ac
Year built
1985
Stories
2
APN
282406-9134
Assessed value
$1,028,700
Annual tax
$7,817
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.37M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.57M
@ 6.5% CAP return
$2.37M
@ 7% CAP return
$2.20M
4
Sales comparison
Partial preview
Sales approach indication
$5.09M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.6 mi away · 8,027 SF
12.9 mi away · 4,987 SF
13.9 mi away · 6,984 SF
14.9 mi away · 5,448 SF
15.5 mi away · 4,660 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.67M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 142 sales
$439
-43%
County 676 sales
$377
-33%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $252/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
9.20%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.20%
9.0%
NOI (est.)
$114k *
Last sale · May 2025
$1.63M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.24M
Move the market yield to see immediate price impact.
Value / SF
$187
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.70%9.20%9.70%
$102k
$1.18M
$1.11M
$1.06M
$114k
$1.31M
$1.24M
$1.17M
$125k
$1.44M
$1.36M
$1.29M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$6.45M
1.2 mi · Oct 2025 · $960/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$7,817
Tax year 2022
Assessed value
$1,028,700
Assessed 2022
Previous assessed
$1,028,700
+0.0% YoY
Effective rate
0.76%
On assessed value
Assessed land
$739,700
Assessed improvement
$289,000
Land market value
$739,700
Improvement market value
$289,000
Total market value
$1,028,700
Applied tax rate
1,405.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
HEAT PUMP
Stories
2
Total area
6,618 SF
Lot
0.28 ac (12,329 SF)
Zoning code
CBD
APN
282406-9134
UPID
US90-0681680
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CBD · Issaquah, WAZoning CBD · permitted uses
CBD · Issaquah, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Cultural and Business District - CBD. 1. This zone intends to combine business, multifamily residential, cultural, and civic activities into a cohesive downtown core which promotes pedestrian usage. Permitted uses are re…
General category
CIVIC_INSTITUTIONAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Construction
WOOD
Heating
HEAT PUMP
Stories
2
Lot
0.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CBD
CIVIC_INSTITUTIONAL
Jurisdiction
Issaquah, WA
Recorded code
CBD
Official district
CBD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CBD in Issaquah, WA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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