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Property profile & analytics
OFF-MARKET
Estimated value
$5,840,000
Office buildings
9150 Willows NE Rd Redmond, WA 98052-6590
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US90-1572652
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
WOOD
Total area
1,008 SF
Lot
1.52 ac (66,257 SF)
Zoning code
MP
APN
022505-9127
UPID
US90-1572652
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
-
Steeler, Inc. Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.84M
Owner & transaction history
Lift II Willows Road LLC · 4 yrs held
Lift II Willows Road LLC
since 2021
Last sale
$6.3M
7 recorded transactions
Zoning & alternative use
MP · 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
$5,070,000
ML approach
$5,690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.84M
Range $5.26M – $6.42M · ±10% · vs last sale $6.30M (Dec 9 2021)
Last sale anchor
$6.30M
Dec 9 2021
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
$5,794 / 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
$44,958
Tax year 2022
Assessed value
$6,122,700
Assessed 2022
Previous assessed
$6,122,700
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$3,312,800
Assessed improvement
$2,809,900
Land market value
$3,312,800
Improvement market value
$2,809,900
Total market value
$6,122,700
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
1974
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Buildings
3
Stories
1
Total area
1,008 SF
Lot
1.52 ac (66,257 SF)
Zoning code
MP
APN
022505-9127
UPID
US90-1572652
Jurisdiction
KING
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
MP · Redmond, WA
Zoning MP · permitted uses
MP · 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
1974
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Buildings
3
Lot
1.52 ac
Current owner
From public records · entity-resolved
Lift II Willows Road LLC
Entity
Mailing address
180 SUTTER ST #400, SAN FRANCISCO, CA 94104-4007
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2025
—
Lift II Willows Road LLC
—
Deed
related
$145,000,000 · Pccp Credit Xi Reit Sub Holdco LLC
Jan 25, 2022
—
Lift II Willows Road LLC
—
Deed
related
$55,200,000 · Pccp Credit X Reit Sub Holdco LLC
Dec 9, 2021
$6,300,000
Lift II Willows Road LLC
Surowiecki Family LLC Viii
Warranty Deed
—
May 19, 2016
—
Surowiecki Family LLC Vii
—
Deed
related
$1,350,000 · Timberland Bank
Dec 14, 2010
—
Surowiecki Family LLC Viii
Surowiecki,matt SR
Quit Claim Deed
—
Aug 31, 2010
$1,575,000
Matt Surowiecki SR.
Cedar King Lumber Co INC
Warranty Deed
—
—
—
Surowiecki Family LLC Viii
—
Deed Of Trust
related
$1,100,000 · West Coast Bank
—
—
Cedar King Lumber Co INC
—
Deed Of Trust
related
$1,040,000 · Key Bank NA
—
—
Cedar King Lumber Co INC
—
Deed Of Trust
related
$2,235,000 · Individual
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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