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Property profile & analytics
OFF-MARKET
Estimated value
$12,185,000
Grocery and convenience stores
9803 Edmonds Way Edmonds, WA 98020-5901
Entity Owned
1-yr Hold
Free & Clear
Property ID
US90-2685472
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1981
Construction
TYPE NOT SPECIFIED
Total area
35,294 SF
APN
27033600107701
UPID
US90-2685472
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
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
S.H Home Staging & Design Department Store
-
All The Best Pet Care - Edmonds (Bike/Boat/Book/etc) Store Pet Store
-
PCC Community Markets - Edmonds Co-op Specialty Food Shop Supermarket
-
Driving Successful Lives Auto Donations Woodway Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.19M
CAP Approach
CAP
$7.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.19M
Owner & transaction history
Glacier Bear Retreat LLC · 1 yrs held
Glacier Bear Retreat LLC
since 2024
Last sale
$12.2M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.3M
+78.0%
Auto repair, garage
$15.3M
+49.0%
Apartment house (5+ units)
$14.6M
+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
$12,185,000
ML approach
$12,185,000
CAP Approach
CAP Return
Estimation
6%
$8,290,000
6.5%
$7,650,000
7%
$7,105,000
Alternative Use
Use
Estimation
RETAIL STORES
$10,275,000
Current use
RESTAURANT
$18,290,000
Change: +78% · Conversion: Easy
AUTO REPAIR, GARAGE
$15,315,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,595,000
Change: +42% · Conversion: Difficult
MEDICAL BUILDING
$13,780,000
Change: +34% · Conversion: Difficult
OFFICE BUILDING
$13,665,000
Change: +33% · Conversion: Easy
COMMERCIAL (GENERAL)
$10,700,000
Change: +4% · Conversion: Easy
WAREHOUSE, STORAGE
$10,195,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$12.19M
Range $10.97M – $13.40M · ±10% · vs last sale $12.19M (Aug 29 2024)
Last sale anchor
$12.19M
Aug 29 2024
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
$345 / 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
$27,814
Tax year 2023
Assessed value
$4,051,000
Assessed 2023
Previous assessed
$3,155,400
+28.4% YoY
Effective rate
0.69%
On assessed value
Assessed improvement
$4,051,000
Improvement market value
$4,051,000
Total market value
$4,051,000
Applied tax rate
216.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1981
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
35,294 SF
APN
27033600107701
UPID
US90-2685472
Jurisdiction
SNOHOMISH
Metro division
SEATTLE-BELLEVUE-EVERETT, WA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$10.3M
RESTAURANT
Est. value
$18.3M
AUTO REPAIR, GARAGE
Est. value
$15.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.6M
MEDICAL BUILDING
Est. value
$13.8M
OFFICE BUILDING
Est. value
$13.7M
COMMERCIAL (GENERAL)
Est. value
$10.7M
WAREHOUSE, STORAGE
Est. value
$10.2M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1981
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
2
Current owner
From public records · entity-resolved
Glacier Bear Retreat LLC
Entity
Free & Clear · 1 yrs held
Mailing address
8905 TOWNE CTR DR #108, SAN DIEGO, CA 92122-5608
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2024
$12,185,000
Glacier Bear Retreat LLC
Roic Washington LLC
Bargain And Sale Deed
—
Jan 26, 2017
$2,900,000
Roic Washington LLC
Newkirk Washtex LP
Warranty Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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