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Property profile & analytics
OFF-MARKET
Estimated value
$2,780,000
Office buildings
8531 Marginal S Way, Tukwila, WA 98108-4018
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US90-0713853
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
CONCRETE
Total area
10,308 SF
Lot
20.58 ac (896,500 SF)
Zoning code
MIC/H
APN
000160-0023
UPID
US90-0713853
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
$2.97M
Comparable Approach
Comparable
$1.73M
Blend (final)
Blend
$2.78M
Owner & transaction history
Star Forge LLC · 9 yrs held
Star Forge LLC
since 2016
7 recorded transactions
Zoning & alternative use
MIC/H · Tukwila, WA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.2M
+16.4%
Retail stores
$4.1M
+13.5%
Apartment house (5+ units)
$3.7M
+0.4%
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 Tukwila submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tukwila 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%
$3,215,000
6.5%
$2,970,000
7%
$2,760,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,645,000
Current use
AUTO REPAIR, GARAGE
$4,240,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$4,135,000
Change: +13% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,655,000
Change: +0% · Conversion: Easy
MEDICAL BUILDING
$3,545,000
Change: -3% · Conversion: Easy
WAREHOUSE, STORAGE
$3,140,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.78M
Range $2.50M – $3.06M · ±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
$270 / 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
$291,397
Tax year 2022
Assessed value
$28,674,600
Assessed 2022
Previous assessed
$28,674,600
+0.0% YoY
Effective rate
1.02%
On assessed value
Assessed land
$20,180,000
Assessed improvement
$8,494,600
Land market value
$20,180,000
Improvement market value
$8,494,600
Total market value
$28,674,600
Applied tax rate
2,430.0000
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
1950
Construction
CONCRETE
Heating
HEAT PUMP
Buildings
13
Stories
2
Total area
10,308 SF
Lot
20.58 ac (896,500 SF)
Zoning code
MIC/H
APN
000160-0023
UPID
US90-0713853
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
MIC/H · Tukwila, WA
Zoning MIC/H · permitted uses
MIC/H · Tukwila, WA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tukwila. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$4.2M
RETAIL STORES
Est. value
$4.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.1M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1950
Construction
CONCRETE
Heating
HEAT PUMP
Stories
2
Buildings
13
Lot
20.58 ac
Current owner
From public records · entity-resolved
Star Forge LLC
Entity
Mailing address
8531 E MARGINAL WAY S, TUKWILA, WA 98108-4018
Ownership since
2016
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 1, 2016
$9,913,600
Star Forge LLC
The Jorgensen Forge Corporation
Warranty Deed
$20,000,000 · Pnc Bank NA
May 16, 2016
—
Jorgensen Forge Corp
—
Deed
related
$130,000,000 · Wells Fargo Bk
Mar 28, 2011
—
Jorgensen Forge Corp
—
Deed Of Trust
related
$130,000,000 · Wfb NA
Jun 25, 2008
—
Jorgensen Forge Corp
—
Deed Of Trust
related
$163,000,000 · Ableco Finance LLC
Jan 31, 1997
—
Jorgensen Forge Corp
—
Deed Of Trust
related
$29,000,000 · American Nat'l Bnk & Trst Ttee
Jun 22, 1992
—
Jorgesen Forge Corp
Earle M Jorgense
Grant Deed
related
—
—
—
Jorgensen Forge Corp
—
Deed Of Trust
related
$33,000,000 · Pnc 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.
Try Rey
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