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Property profile & analytics
OFF-MARKET
Estimated value
$3,440,000
Retail space
8416 Bowdoin Way Edmonds, WA 98026-7322
Trust Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-1483162
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
TYPE NOT SPECIFIED
Total area
6,920 SF
Lot
0.53 ac (23,087 SF)
Zoning code
BN
APN
613400000500
UPID
US90-1483162
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
-
Muddy Pawz Dog Spa Pet Grooming Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.03M
Blend (final)
Blend
$3.44M
Owner & transaction history
Tri Trust · 5 yrs held
Tri Trust
since 2020
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
BN · Edmonds, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+78.0%
Auto repair, garage
$3.0M
+49.0%
Apartment house (5+ units)
$2.9M
+42.0%
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 Edmonds submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edmonds 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
$4,520,000
ML approach
$4,605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,585,000
Change: +78% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,000,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,860,000
Change: +42% · Conversion: Difficult
MEDICAL BUILDING
$2,700,000
Change: +34% · Conversion: Difficult
OFFICE BUILDING
$2,680,000
Change: +33% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,100,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$3.44M
Range $3.10M – $3.78M · ±10% · vs last sale $3.50M (Sep 18 2020)
Last sale anchor
$3.50M
Sep 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
$497 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$19,715
Tax year 2023
Assessed value
$2,898,000
Assessed 2023
Previous assessed
$2,790,000
+3.9% YoY
Effective rate
0.68%
On assessed value
Assessed land
$761,400
Assessed improvement
$2,136,600
Land market value
$761,400
Improvement market value
$2,136,600
Total market value
$2,898,000
Applied tax rate
217.0000
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
1960
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
NONE
Buildings
2
Stories
1
Total area
6,920 SF
Lot
0.53 ac (23,087 SF)
Zoning code
BN
APN
613400000500
UPID
US90-1483162
Jurisdiction
SNOHOMISH
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BN · Edmonds, WA
Zoning BN · permitted uses
BN · Edmonds, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Edmonds. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.1M
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1960
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Lot
0.53 ac
Current owner
From public records · entity-resolved
Tri Trust
Trust
Mailing address
5 W HARRISON ST, SEATTLE, WA 98119-4166
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 18, 2020
—
Tri Trust
Dyk Yoo
Warranty Deed
—
Nov 21, 2016
$2,800,000
Dyk Yoo
Andersen,eric D & Helen L
Warranty Deed
$1,600,000 · Erid C & Helen Andersen
—
—
Eric D Andersen
—
Deed Of Trust
related
$50,000 · Sterling Savings Bank
—
—
Eric D Anderson
—
Deed Of Trust
related
$665,000 · Bank Of Washington
—
—
Eric D Andersen
—
Deed Of Trust
related
$731,396 · Sterling Savings Bank
—
—
Eric D Andersen
—
Deed Of Trust
related
$50,573 · Bank Of Washington
—
—
Eric D Andersen
—
Deed Of Trust
related
$515,875 · Bank Of Edmonds
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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