Entity Owned Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1988
Construction
TYPE NOT SPECIFIED
Total area
11,520 SF
Lot
0.87 ac (37,897 SF)
Zoning code
CG2
APN
566900500500
UPID
US90-0766400
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Construction Company General Contractor
-
Industrial Manufacturer Production Facility
-
Furniture & Home Goods
-
Construction Company General Contractor
-
Construction Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.51M
CAP Approach
CAP
$3.37M
Comparable Approach
Comparable
$3.78M
Blend (final)
Blend
$3.42M
Owner & transaction history
since 2020
Last sale
$2.7M
5 recorded transactions
Zoning & alternative use
CG2 · Edmonds, WA
Top alternative use upside
Auto repair, garage
$5.0M
+12.1%
Apartment house (5+ units)
$4.8M
+6.8%
Medical building
$4.5M
+0.9%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.42M
Value range
$3.07M – $3.76M
±10% around blend
Estimated value / SF
$296 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$3.07M
blend $3.42M
$3.76M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
11,520 SF
Lot area
0.87 ac
Year built
1988
Stories
1
APN
566900500500
Zoning
CG2
Assessed value
$2,765,000
Annual tax
$18,811
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.37M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.65M
@ 6.5% CAP return
$3.37M
@ 7% CAP return
$3.13M
4
Sales comparison
Partial preview
Sales approach indication
$3.43M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.6 mi away · 9,916 SF
6.5 mi away · 12,970 SF
10.2 mi away · 12,180 SF
11.1 mi away · 11,368 SF
11.1 mi away · 9,048 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 23 sales
$387
-23%
County 197 sales
$357
-17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $296/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+12%
vs current-use indication
Apartment House (5+ Units)
Medical Building
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
6.40%
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 · 6.40%
9.0%
NOI (est.)
$189k *
Last sale · Apr 2020
$2.70M
* 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$2.95M
Move the market yield to see immediate price impact.
Value / SF
$256
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
5.90%6.40%6.90%
$170k
$2.88M
$2.66M
$2.47M
$189k
$3.20M
$2.95M
$2.74M
$208k
$3.52M
$3.25M
$3.01M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$3.28M
0.8 mi · Mar 2026 · $275/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$18,811
Tax year 2023
Assessed value
$2,765,000
Assessed 2023
Previous assessed
$2,627,000
+5.3% YoY
Effective rate
0.68%
On assessed value
Assessed land
$1,173,600
Assessed improvement
$1,591,400
Land market value
$1,173,600
Improvement market value
$1,591,400
Total market value
$2,765,000
Applied tax rate
217.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1988
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
NONE
Stories
1
Total area
11,520 SF
Lot
0.87 ac (37,897 SF)
Zoning code
CG2
APN
566900500500
UPID
US90-0766400
Jurisdiction
SNOHOMISH
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
CG2 · Edmonds, WAZoning CG2 · permitted uses
CG2 · Edmonds, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
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
1988
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
1
Lot
0.87 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CG2
Jurisdiction
Edmonds, WA
Recorded code
CG2
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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