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Property profile & analytics
FOR LEASE
Office Spaces
7350 Cirque Dr West University Place, WA 98467
Entity Owned
24-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US90-0723266
For Lease
1 / 7
$2,460,000
7350 Cirque Dr West, University Place, WA 98467
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2003
Construction
WOOD FRAME
Total area
15,839 SF
Lot
0.61 ac (26,625 SF)
Zoning code
R1
APN
220221034
UPID
US90-0723266
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
by Request
CAP Approach
CAP
$3.37M
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$2.46M
Owner & transaction history
Saffle & Panagiotu LLC · 24 yrs held
Saffle & Panagiotu LLC
since 2002
6 recorded transactions
Zoning & alternative use
R1 · University Place, 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 University Place submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs University Place 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,645,000
6.5%
$3,365,000
7%
$3,125,000
Blend value · Realmo final
$2.46M
Range $2.21M – $2.71M · ±10%
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
$155 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$34,414
Tax year 2024
Assessed value
$2,928,500
Assessed 2024
Previous assessed
$2,928,500
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$527,600
Assessed improvement
$2,400,900
Land market value
$527,600
Improvement market value
$2,400,900
Total market value
$2,928,500
Applied tax rate
752.0000
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 Spaces
Use group
OFFICE (GENERAL)
Status
For Lease
Year built
2003
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
5
Total area
15,839 SF
Lot
0.61 ac (26,625 SF)
Zoning code
R1
APN
220221034
UPID
US90-0723266
Jurisdiction
PIERCE
Metro division
TACOMA, WA METROPOLITAN DIVISION
Zoning & alternative use
R1 · University Place, WA
Zoning R1 · permitted uses
R1 · University Place, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
University Place. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2003
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
5
Lot
0.61 ac
Current owner
From public records · entity-resolved
Saffle & Panagiotu LLC
Entity
Mailing address
5208 77TH AVE CT W, UNIVERSITY PLACE, WA 98467-4594
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
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
Oct 9, 2002
—
Saffle & Panagiotu LLC
—
Trustees Deed
related
$2,320,000 · Puyallup Valley Bank
Mar 22, 2002
$442,500
Saffle & Panagiotu LLC
Trace & Associates INC
Grant Deed
$315,000 · Puyallup Valley Bank
Nov 20, 2001
$337,386
Trace & Associates INC
Crh Investments
Grant Deed
$300,000 · B & P Investments
Aug 4, 1994
$475,000
Crh Investments
Collison,b D & G
Grant Deed
$368,714 · Seller
—
—
Saffle & Panagiotu LLC
—
Deed Of Trust
related
$2,840,000 · Valley Bank
—
—
Saffle & Panagiotu LLC
—
Deed Of Trust
related
$35,000 · Puyallup Valley 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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