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Property profile & analytics
OFF-MARKET
Estimated value
$9,690,000
Office buildings
8425 154th NE Ave Redmond, WA 98052
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US90-1162422
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
36,481 SF
Lot
2.28 ac (99,157 SF)
Zoning code
BP
APN
931200-0010
UPID
US90-1162422
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.63M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.69M
Owner & transaction history
Keppel-kbs Westpark LLC · 7 yrs held
Keppel-kbs Westpark LLC
since 2018
7 recorded transactions
Zoning & alternative use
BP · Redmond, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,675,000
6.5%
$12,625,000
7%
$11,720,000
Blend value · Realmo final
$9.69M
Range $8.72M – $10.66M · ±10%
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
$266 / 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
$72,022
Tax year 2024
Assessed value
$7,699,200
Assessed 2023
Previous assessed
$7,699,200
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$3,470,400
Assessed improvement
$4,228,800
Land market value
$3,470,400
Improvement market value
$4,228,800
Total market value
$7,699,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Total area
36,481 SF
Lot
2.28 ac (99,157 SF)
Zoning code
BP
APN
931200-0010
UPID
US90-1162422
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
BP · Redmond, WA
Zoning BP · permitted uses
BP · 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.
Building & site characteristics
From public records
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Lot
2.28 ac
Current owner
From public records · entity-resolved
Keppel-kbs Westpark LLC
Entity
Free & Clear · 7 yrs held
Mailing address
3200 PARK CTR DR STE #800, COSTA MESA, CA 92626-1979
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Dec 3, 2018
$169,358,988
Keppel-kbs Westpark LLC
Kbs Sor Westpark Portfolio LLC
Grant Deed
related
—
Jul 8, 2016
—
Kbs Sor Westpark Portfolio LLC
—
Deed
related
$85,200,000 · Bank Of America
May 10, 2016
$128,000,000
Kbs Sor Westpark Portfolio LLC
Calwest Industrial Props LLC
Grant Deed
—
Dec 16, 2005
$111,000,000
Calwest Industrial Props LLC
Tiaa Realty INC
Grant Deed
—
Mar 31, 1998
—
Tiaa Realty INC
Teachers Insurance & Annuity
Grant Deed
related
—
Jun 27, 1990
$2,625,790
Insurance Teachers
Interfund L P
Grant Deed
—
—
—
Kbs Sor Westpark Portfolio LLC
—
Deed Of Trust
related
$85,200,000 · Bank Of America
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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