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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Retail space
8086 Railroad SE Ave Snoqualmie, WA 98065
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-0709368
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1930
Construction
WOOD
Total area
3,456 SF
Lot
0.08 ac (3,584 SF)
Zoning code
BR1
APN
784920-0510
UPID
US90-0709368
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
-
Sigillo Cellars Brewery & Distillery Specialty Food Shop
-
RTW Holdings Holding Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.08M
CAP Approach
CAP
$950k
Comparable Approach
Comparable
$888k
Blend (final)
Blend
$910k
Owner & transaction history
Sigillo Cellars LLC · 5 yrs held
Sigillo Cellars LLC
since 2020
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
BR1 · Snoqualmie, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.4M
+0.7%
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 Snoqualmie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Snoqualmie 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
$1,115,000
ML approach
$1,080,000
CAP Approach
CAP Return
Estimation
6%
$1,030,000
6.5%
$950,000
7%
$885,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,355,000
Current use
MEDICAL BUILDING
$1,365,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$1,305,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $900k (Dec 16 2020)
Last sale anchor
$900k
Dec 16 2020
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
$263 / 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
$6,047
Tax year 2022
Assessed value
$691,200
Assessed 2022
Previous assessed
$691,200
+0.0% YoY
Effective rate
0.87%
On assessed value
Assessed land
$71,600
Assessed improvement
$619,600
Land market value
$71,600
Improvement market value
$619,600
Total market value
$691,200
Applied tax rate
2,277.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1930
Construction
WOOD
Heating
SPACE
Stories
2
Total area
3,456 SF
Lot
0.08 ac (3,584 SF)
Zoning code
BR1
APN
784920-0510
UPID
US90-0709368
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BR1 · Snoqualmie, WAZoning BR1 · permitted uses
BR1 · Snoqualmie, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
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
1930
Construction
WOOD
Heating
SPACE
Stories
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
Sigillo Cellars LLC
Entity
Mailing address
700 NW GILMAN BLVD #122, ISSAQUAH, WA 98027-5395
Ownership since
2020
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
Dec 16, 2020
$900,000
Sigillo Cellars LLC
Emry LLC
Warranty Deed
—
Dec 23, 2011
—
Cascade Mountain Technologies
—
Deed Of Trust
related
$1,500,000 · Seattle Savings Bank
Jun 18, 2007
—
Emry LLC
—
Deed Of Trust
related
$1,900,000 · Foundation Bank
Jun 1, 2005
$390,000
Emry LLC
Local Union 1845
Warranty Deed
—
—
—
Emry LLC
—
Deed Of Trust
related
$24,000 · Choco LLC
—
—
Emry LLC
—
Loan Modification
related
—
—
—
Emry LLC
—
Deed Of Trust
related
$391,000 · Choco LLC
—
—
Emry LLC
—
Deed Of Trust
related
$1,000,000 · Foundation 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.
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