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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Turn key restaurants
8406 Railroad SE Pl Snoqualmie, WA 98065
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US90-1181383
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1985
Construction
FRAME
Total area
1,500 SF
Lot
0.15 ac (6,720 SF)
Zoning code
FBMU
APN
784920-0625
UPID
US90-1181383
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
-
India Belly Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$645k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$663k
Blend (final)
Blend
$645k
Owner & transaction history
Aahana Holdings LLC · 2 yrs held
Aahana Holdings LLC
since 2024
Last sale
$644,000
6 recorded transactions
Zoning & alternative use
FBMU · Snoqualmie, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Enhance the character and function of FBMU district streets; D. Promote building and site design that fits the context of established neighborhoods; and E. Maintain and enhance property values. ( Ord. 1172 § 2, 2016 ) § 17.32.020 Form-based mixed use districts. The following district is hereby established: A.
Zone name
Form Based Mixed Use
General category
MIXED_USE
Zone area
15.39 ac
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
$645,000
ML approach
$645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$795,000
Current use
COMMERCIAL (GENERAL)
$765,000
Change: -4% · Conversion: Easy
AUTO REPAIR, GARAGE
$690,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $644k (Mar 5 2024)
Last sale anchor
$644k
Mar 5 2024
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
$430 / 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
$6,797
Tax year 2024
Assessed value
$525,000
Assessed 2023
Previous assessed
$525,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$100,800
Assessed improvement
$424,200
Land market value
$100,800
Improvement market value
$424,200
Total market value
$525,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Total area
1,500 SF
Lot
0.15 ac (6,720 SF)
Zoning code
FBMU
APN
784920-0625
UPID
US90-1181383
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
FBMU · Snoqualmie, WAZoning FBMU · permitted uses
FBMU · Snoqualmie, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Enhance the character and function of FBMU district streets; D. Promote building and site design that fits the context of established neighborhoods; and E. Maintain and enhance property values. ( Ord. 1172 § 2, 2016 ) § 17.32.020 Form-based mixed use districts. The following district is hereby established: A.
Zone name
Form Based Mixed Use
General category
MIXED_USE
Zone area
15.39 ac
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$765,000
AUTO REPAIR, GARAGE
Est. value
$690,000
RESTAURANT Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1985
Construction
FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Aahana Holdings LLC
Entity
Mailing address
34624 SE CARMICHAEL ST, SNOQUALMIE, WA 98065-9463
Ownership since
2024
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
Mar 5, 2024
$644,000
Aahana Holdings LLC
Danny X Tran
Warranty Deed
$515,200 · Banner Bank
Jul 27, 2006
$530,000
Danny X Tran
Clearmoon LLC
Warranty Deed
$424,000 · Wells Fargo Bank NA
Oct 26, 2004
$260,000
Clearmoon LLC
Lewis,wayne D & Laura C
Warranty Deed
—
Oct 2, 1998
$205,000
Wayne D Lewis
Larson,edward R
Grant Deed
$45,000 · Sterling Savings Bank
—
—
Danny X Tran
—
Deed Of Trust
related
$288,000 · Keybank USA
—
—
Edward R Larson
—
Deed Of Trust
related
$76,746 · Seattle-first National 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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