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Property profile & analytics
OFF-MARKET
Estimated value
$21,250,000
Industrial properties
9461 Willows NE Rd, Redmond, WA 98052-3577
Entity Owned
15-yr Hold
Free & Clear
Property ID
US90-1660031
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
137,448 SF
Lot
7.39 ac (321,965 SF)
Zoning code
MP
APN
032505-9259
UPID
US90-1660031
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
-
B.E. Meyers & Co., Inc. Corporate Office Factory
-
Meta Reality Labs - Matrix Corporate Office
-
Oculus Research - Matrix Research And Product Development
-
B.E. Meyers Advanced Photonics Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.27M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$21.25M
Owner & transaction history
Green Star Properties LLC · 15 yrs held
Green Star Properties LLC
since 2010
5 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$23,040,000
6.5%
$21,265,000
7%
$19,750,000
Blend value · Realmo final
$21.25M
Range $19.13M – $23.38M · ±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
$155 / 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
$225,663
Tax year 2022
Assessed value
$30,742,300
Assessed 2022
Previous assessed
$30,742,300
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$16,098,200
Assessed improvement
$14,644,100
Land market value
$16,098,200
Improvement market value
$14,644,100
Total market value
$30,742,300
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
OTHER
Stories
1
Total area
137,448 SF
Lot
7.39 ac (321,965 SF)
Zoning code
MP
APN
032505-9259
UPID
US90-1660031
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
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
Yes
Stories
1
Lot
7.39 ac
Current owner
From public records · entity-resolved
Green Star Properties LLC
Entity
Free & Clear · 15 yrs held
Mailing address
9461 WILLOWS RD NE, REDMOND, WA 98052-3577
Ownership since
2010
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
Jul 9, 2010
$15,700,000
Green Star Properties LLC
Cgsnw-willows LLC
Grant Deed
—
Jul 9, 2010
—
Cgsnw-willows LLC
—
Deed Of Trust
related
$20,709,000 · Capmark Vii - Cre Ltd
Dec 2, 2005
$17,600,000
Cgsnw Willows LLC
L & A Kessler Family Partners LP
Warranty Deed
$12,890,000 · Citigroup Global Investments Real E
Oct 2, 1996
$16,000
Kessler,l&a Kessler Family Partn
Opus/pugent Western LLC
Grant Deed
$10,000,000 · Northwestern Mutual Life Ins
Jun 16, 1995
—
Opus/puget Western I LLC
Puget Western INC
Quit Claim Deed
related
$8,500,000 · Seller
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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