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Property profile & analytics
OFF-MARKET
Estimated value
$2,045,000
Commercial land
8412 164th NE Ave Redmond, WA 98052-3801
Entity Owned
5-yr Hold
Free & Clear
Property ID
US90-1554687
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1916
Construction
WOOD FRAME
Total area
1,370 SF
Lot
0.33 ac (14,400 SF)
Zoning code
TSQ
APN
671970-0130
UPID
US90-1554687
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
-
Viking Household Services Home Appliance Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.70M
Blend (final)
Blend
$2.05M
Owner & transaction history
Sft LLC · 5 yrs held
Sft LLC
since 2020
Last sale
$2.0M
5 recorded transactions
Zoning & alternative use
TSQ · Redmond, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+24.0%
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 Redmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redmond 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
$2,280,000
ML approach
$2,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,320,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$2.05M
Range $1.84M – $2.25M · ±10% · vs last sale $2.00M (Dec 18 2020)
Last sale anchor
$2.00M
Dec 18 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
$1,493 / 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
$16,929
Tax year 2022
Assessed value
$2,304,000
Assessed 2022
Previous assessed
$2,304,000
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$2,304,000
Land market value
$2,304,000
Total market value
$2,304,000
Applied tax rate
2,025.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1916
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Total area
1,370 SF
Lot
0.33 ac (14,400 SF)
Zoning code
TSQ
APN
671970-0130
UPID
US90-1554687
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
TSQ · Redmond, WA
Zoning TSQ · permitted uses
TSQ · Redmond, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redmond. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.3M
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
1916
Construction
WOOD FRAME
Heating
FORCED AIR
Stories
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Sft LLC
Entity
Free & Clear · 5 yrs held
Mailing address
8405 165TH AVE NE, REDMOND, WA 98052-3913
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2020
$2,000,000
Sft LLC
Shinn Fu Co Of America INC
Warranty Deed
—
Jul 12, 2013
$1,250,000
Shinn Fu Co Of America INC
Awasthi,alexander B
Warranty Deed
—
Mar 18, 1996
$350,000
Alexander B Awasthi
Magnolia Plantation
Grant Deed
$315,000 · Seller
—
—
Alexander B Awasthi
—
Deed Of Trust
related
$300,000 · Inter Bank
—
—
Alexander B Awasthi
—
Deed Of Trust
related
$500,000 · Pacific Crest Savings 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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