8405 165Th Ave NE Redmond, WA 98052
Office buildings
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Entity Owned
Absentee Owner
~
Est. High Equity
For Lease
Contact for pricing
8405 165Th Ave NE, Redmond, WA 98052
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Estimated value (blended)
$3.72M
Range $3.34M – $4.09M (±10%)
Property ID
US90-0402038
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
FRAME
Total area
8,027 SF
Lot
0.33 ac (14,400 SF)
Zoning code
EH
APN
671970-0170
UPID
US90-0402038
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
-
Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.78M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.72M
Owner & transaction history
since 2025
Last sale
$4.9M
7 recorded transactions
Zoning & alternative use
EH · Redmond, WA
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.72M
Value range
$3.34M – $4.09M
±10% around blend
Estimated value / SF
$463 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
Income certainty
100
$3.34M
blend $3.72M
$4.09M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,027 SF
Lot area
0.33 ac
Year built
1986
Stories
2
APN
671970-0170
Assessed value
$2,816,600
Annual tax
$24,873
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.78M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.01M
@ 6.5% CAP return
$2.78M
@ 7% CAP return
$2.58M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$24,873
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$3.32M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.7 mi away · 9,915 SF
12.1 mi away · 8,580 SF
13.0 mi away · 9,916 SF
21.7 mi away · 6,984 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.72M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 34 sales
$964
-52%
Submarket 34 sales
$964
-52%
County 676 sales
$377
+23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $463/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
Modeled
Market rent
Market benchmark
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
364,946.67%
Selected cap rate for this office buildings
Derived from the Redmond market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$164k *
Last sale · Dec 2025
$4.87M
* 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$44
Move the market yield to see immediate price impact.
Value / SF
$0
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
364,946.17%364,946.67%364,947.17%
$148k
$40
$40
$40
$164k
$45
$44
$44
$181k
$49
$49
$49
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$3.00M
10.7 mi · Oct 2025 · $332/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$24,873
Tax year 2024
Assessed value
$2,816,600
Assessed 2023
Previous assessed
$2,816,600
+0.0% YoY
Effective rate
0.88%
On assessed value
Assessed land
$2,232,000
Assessed improvement
$584,600
Land market value
$2,232,000
Improvement market value
$584,600
Total market value
$2,816,600
Applied tax rate
2,025.0000
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
For Lease
Year built
1986
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Total area
8,027 SF
Lot
0.33 ac (14,400 SF)
Zoning code
EH
APN
671970-0170
UPID
US90-0402038
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
EH · Redmond, WAZoning EH · permitted uses
EH · Redmond, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1986
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Lot
0.33 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
EH
Jurisdiction
Redmond, WA
Recorded code
EH
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for EH in Redmond, WA.
What opens after registration
Zoning profile
3 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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