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Property profile & analytics
OFF-MARKET
Estimated value
$33,665,000
Office buildings
9805 Willows NE Rd Redmond, WA 98052-2540
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US90-1017770
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
80,750 SF
Lot
11.36 ac (494,643 SF)
Zoning code
BP
APN
943005-0040
UPID
US90-1017770
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
-
WorldMark The Club Travel Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$27.95M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$33.67M
Owner & transaction history
9805 Willows Office LLC · 5 yrs held
9805 Willows Office LLC
since 2020
Last sale
$35.5M
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
$35,725,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$30,270,000
6.5%
$27,945,000
7%
$25,945,000
Blend value · Realmo final
$33.67M
Range $30.30M – $37.03M · ±10% · vs last sale $35.50M (Dec 30 2020)
Last sale anchor
$35.50M
Dec 30 2020
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
$417 / 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
$211,568
Tax year 2022
Assessed value
$28,821,700
Assessed 2022
Previous assessed
$28,821,700
+0.0% YoY
Effective rate
0.73%
On assessed value
Assessed land
$8,903,500
Assessed improvement
$19,918,200
Land market value
$8,903,500
Improvement market value
$19,918,200
Total market value
$28,821,700
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
OTHER
Stories
3
Total area
80,750 SF
Lot
11.36 ac (494,643 SF)
Zoning code
BP
APN
943005-0040
UPID
US90-1017770
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
OTHER
Cooling
Yes
Stories
3
Lot
11.36 ac
Current owner
From public records · entity-resolved
9805 Willows Office LLC
Entity
Mailing address
2001 ROSS AVE STE #3400, DALLAS, TX 75201-2966
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Dec 30, 2020
$35,498,653
9805 Willows Office LLC
Redmond Creative LLC
Grant Deed
—
Dec 27, 2018
$19,000,000
Redmond Creative LLC
Menlo Redmond LLC
Bargain And Sale Deed
$17,610,000 · Bb&t Real Estate Funding LLC
Oct 2, 2017
—
Menlo Redrnond LLC
—
Deed
related
$11,175,000 · Mufg Union Bank NA
Sep 28, 2017
—
Menlo Redmond LLC
—
Deed
related
$11,175 · Mufg Union Bank NA
May 18, 2017
—
Menlo Redmond LLC
—
Deed
related
$11,800,000 · Northern Tr
May 12, 2015
$14,990,000
Menlo Redmond LLC
9805 Willows Road LLC
Grant Deed
$11,800,000 · Northern Tr
Nov 21, 2000
—
Willows Road LLC
Trendwest Resort
Quit Claim Deed
related
$11,700,000 · Key Bank NA
Mar 30, 1999
$10,663,732
Trendwest Resort
Opus Northwest LLC
Grant Deed
—
—
—
Menlo Redmond LLC
—
Loan Modification
related
$11,800,000 · Northern Tr
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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