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Property profile & analytics
OFF-MARKET
Estimated value
$86,325,000
Office buildings
6464 185th NE Ave Redmond, WA 98052-5032
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US90-1067325
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1992
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
83,029 SF
Lot
4.02 ac (175,303 SF)
Zoning code
BP
APN
072506-9131
UPID
US90-1067325
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
-
Terex Aerial Work Platforms Industrial Manufacturer Production Facility
-
G E Capital Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$78.04M
Blend (final)
Blend
$86.33M
Owner & transaction history
Redmond Hilltop Wa LLC · 3 yrs held
Redmond Hilltop Wa LLC
since 2022
Last sale
$90.1M
6 recorded transactions
Zoning & alternative use
BP · Redmond, 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 Redmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redmond 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
$87,065,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$80,005,000
Current use
COMMERCIAL (GENERAL)
$64,500,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$86.33M
Range $77.69M – $94.96M · ±10% · vs last sale $90.10M (Aug 31 2022)
Last sale anchor
$90.10M
Aug 31 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
$1,040 / 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
$177,568
Tax year 2022
Assessed value
$24,189,800
Assessed 2022
Previous assessed
$24,189,800
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$6,486,200
Assessed improvement
$17,703,600
Land market value
$6,486,200
Improvement market value
$17,703,600
Total market value
$24,189,800
Applied tax rate
2,025.0000
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
1992
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
OTHER
Stories
2
Total area
83,029 SF
Lot
4.02 ac (175,303 SF)
Zoning code
BP
APN
072506-9131
UPID
US90-1067325
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BP · Redmond, WA
Zoning BP · permitted uses
BP · Redmond, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redmond. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$80.0M
COMMERCIAL (GENERAL)
Est. value
$64.5M
OFFICE BUILDING 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
1992
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
Yes
Stories
2
Lot
4.02 ac
Current owner
From public records · entity-resolved
Redmond Hilltop Wa LLC
Entity
Mailing address
888 7TH AVE, NEW YORK, NY 10106-0001
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2022
$90,100,000
Redmond Hilltop Wa LLC
Dip Spv Company 14 LLC
Special Warranty Deed
$54,060,000 · Zb NA
Oct 3, 2017
$39,245,400
Dip Spv Co 14 LLC
Bre Wa Office Owner LLC
Grant Deed
$24,256,500 · Allegiant Cap Fndg LLC
Jul 23, 2015
$11,432,795
Bre Wa Office Owner LLC
Arden Realty LP
Grant Deed
—
Aug 21, 2007
$116,800,000
Arden Realty
Carr Redmond LLC
Grant Deed
—
Jun 11, 1996
$38,800,000
Carr Redmond Corp
Redmond East LLC
Grant Deed
related
—
Dec 19, 1995
—
Redmond East LLC
Mastro,michael R
Quit Claim Deed
related
$28,300,000 · Salomon Brothers Realty 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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