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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    9845 Willows NE Rd Redmond, WA 98052-2540

    • Office buildings
    • 99,431 SF
    • 8.54 lot acres
    OFF-MARKET
    Value Estimations
    $33,345,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US90-0982949
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Oculus Research - Origin / Computer Hardware Manufacturer
    • Meta Reality Labs - Origin / (Bike/Boat/Book/etc) Store / Corporate Office
    • Willows Commerce Park / Corporate Office
    • 미림이 회사 / Corporate Office

    Property Details for 9845 Willows NE Rd

    Year built
    1999
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    8.54 lot acres
    Property size
    99,431 SF
    Zone code
    BP
    Property type
    Office buildings
    APN
    943005-0020
    APU
    9430050020

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $37,275,000
      6.5%
      $34,405,000
      7%
      $31,950,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Redmond
    County
    King
    State
    Washington
    Longitude
    -122.149
    Latitude
    47.6876
    CBSA code
    42660
    CBSA name
    SEATTLE-TACOMA-BELLEVUE, WA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $217,741
    $16,740,900
    $12,922,000
    $29,662,900
    -
    $16,740,900
    $12,922,000
    $29,662,900

    Comparable in this City

    • Value Estimation
      $14,685,000
      49,765 SF

      15440 95th St

      OFFICE BUILDING • 49,765 SF
      15440 95th St, Redmond, WA 98052-2547
      View Details
    • Value Estimation
      $5,710,000
      17,222 SF

      15440 Bel Red Rd

      OFFICE BUILDING • 17,222 SF
      15440 Bel Red Rd, Redmond, WA 98052-5509
      View Details
    • Value Estimation
      $23,700,000
      105,120 SF

      11261 Willows NE Rd

      OFFICE BUILDING • 105,120 SF
      11261 Willows NE Rd, Redmond, WA 98052-2527
      View Details
    • Value Estimation
      $3,565,000
      747,347 SF

      10301 Willows NE Rd

      OFFICE BUILDING • 747,347 SF
      10301 Willows NE Rd, Redmond, WA 98052-2529
      View Details
    • Value Estimation
      $18,140,000
      143,284 SF

      9931 Willows NE Rd

      OFFICE BUILDING • 143,284 SF
      9931 Willows NE Rd, Redmond, WA 98052-2591
      View Details
    • Value Estimation
      $10,490,000
      36,450 SF

      12277 134th NE Ct

      OFFICE BUILDING • 36,450 SF
      12277 134th NE Ct, Redmond, WA 98052-2431
      View Details

    Similar Nearby for Sale

    • Contact for pricing
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      Redmond Office Building Investment Opportunity

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      Redmond Two-Story Office Building

      3,439 SF office building with high-end finishes, walkable to downtown.
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      Redmond Two-Story Office Building

      Two-story office building in Redmond with diverse tenant mix.
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    • $4,750,000
      21,750 SF

      Redmond Land with Development Potential

      21,750 SF property in Downtown Redmond with development potential.
      16440 85Th St, Redmond, WA 98052
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    • $4,750,000
      21,750 SF

      Redmond Development Opportunity Near Transit

      21,750 SF property in Downtown Redmond with development potential.
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    • Contact for pricing
      350,000 SF

      Redmond Land Parcel For Sale

      Large land parcel available in Redmond, Washington.
      9900 Willows Rd NE, Redmond, WA 98052
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      12,422 SF

      Redmond Dental Building For Rent

      Dental building with ample parking in downtown Redmond.
      15955 NE 85Th St, Redmond, WA 98052
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      164,000 SF

      Redmond Technology Park Multi-Building Complex

      Established Redmond technology park with five buildings and recent upgrades.
      8700-8801 NE 87Th St, Redmond, WA 98052
      View Details
    • $30 SF/Yr
      49,432 SF

      Downtown Redmond Retail and Office

      Visible retail and professional office spaces in downtown Redmond.
      16150 NE 85Th St, Redmond, WA 98052
      View Details
    • Contact for pricing
      17,439 SF

      Redmond Office with Warehouse Space

      Office and warehouse space available for lease in Redmond.
      14833-14849 NE 87Th St, Redmond, WA 98052
      View Details
    • Contact for pricing
      3,233 SF

      Downtown Redmond Professional Office Space

      Professional office space in downtown Redmond with secure parking.
      8201 164Th Ave NE, Redmond, WA 98052
      View Details
    • Contact for pricing
      1,151 SF

      Redmond Office Space with Amenities

      Office space with tenant amenity center near downtown Redmond.
      15241 NE 90Th St, Redmond, WA 98052
      View Details
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    9845 Willows NE Rd
    Redmond, WA 98052-2540
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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